Planning Permission for Equestrian Development

Every case is individual, therefore whilst there are general rules and policies for different types of developments, the preparation for submitting a planning application will differ to an extent for each client. Planning permission (or planning consent as some describe it) is the permission required in order to be allowed to build, extend or change the use of land or buildings.

Therefore, dependant on the type of development will depend on the amount of work required prior to submitting the application – for a change of use of land from agricultural to equestrian use may take less time than the time to complete a planning application for an outdoor menage at your property, which may still take less time than a planning application for an indoor arena, for example.

There are many variables which can have an impact on the amount of work required by us prior to submitting a client’s application.

Once submitted, it can take your Local Planning Authority between 8 and 13 weeks to issue a decision, depending on the scale of the development proposed, with the exception of more complex developments which may take longer.

For more general information on planning and the timescales and costs involved, please visit out FAQ’s page here.

The answer is, usually, yes!

A menage makes life much easier for exercising your horse being a flat and safe enclosed space, potentially under cover and with appropriate lighting, so it is crucial that you have the correct planning permission to build.  In most cases the planning application will also need to ensure you can use the land for equestrian purposes - which is considered different to agricultural land in planning terms.

A menage is classed as development in most cases. If you intend to build a menege, for example, dig out the ground, put in drainage and then resurface, this is operational development and also requires planning for the installation. An outdoor, low key menege may be acceptable to some Councils.

The types of surveys and assessments that may be required for a planning application for an equestrian development will vary, dependant on its location and the development plans. There are a multitude of factors that, as planning consultants, we will consider in order to be able to establish what surveys will be required.

We have the skills to complete certain reports, however we also work with a variety of independent specialists who will be able to support us in completing your planning application.  At the outset, we will discuss these matters with you and are always transparent about any additional costs or report requirements that you may have.

Surveys and Reports that may be necessary:

• Environmental Surveys – land and visual impact assessments.
• Ecology and Biology Surveys.
• Sustainable Drainage Reports.
• Heritage Impact Assessments.
• Flood Risk Assessment.

There are different legal definitions for on land use for Agriculture and Equestrian, which many landowners are unaware of, but it is important to consider these before allowing horses on your land. If your land is classed as agricultural land, but you are using it for equestrian purposes, then you could be subject to enforcement action by the Local Authority.

Agriculture is defined in section 336 of the Town and Country Planning Act 1990 as:

“horticulture, fruit growing, seed growing, dairy farming, the breeding and keeping of livestock (including any creature kept for the production of food, wool, skins or fur, or for the purpose of its use in the farming of land), the use of land as grazing land, meadow land, osier land, market gardens and nursery grounds, and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes”.

This means that in order to have horses on your land and it fall within agricultural use, they must be dealt the same as if you were to have pigs, sheep or cattle i.e. to be working horses on the land (ploughing), or for grazing only.

This means that, if you do so much as to even rug your horse in the winter or provide them with additional hard feed or exercise them in any way in that field, then this will not constitute agriculture and a change of use of the land to equestrian use will be required.

If you are unsure or concerned about whether you may be using your land for equestrian purposes and it is agricultural land, please contact us for advice.

It all depends on what type of field shelter you would like, if the field shelter is a temporary structure that is transportable and moved regularly simply providing shelter for grazing animals, then you would not normally be required to apply for planning permission.

There are however exceptions on the general rule for mobile shelters and you may need planning permission if:

1. Your land is in an Area of Outstanding Natural Beauty, National Parks, Conservation Areas or World Heritage Sites.
2. Shelter is near a listed building.
3. Land is too overdeveloped.

If you would like the field shelter to be placed in one place, as a permanent structure, then planning permission may be required, but there are circumstances where it may not be, including:

• The shelter or stables are in your garden.
• The structure doesn’t exceed 50% of your garden area in size.
• The field shelter or stables are used for private leisure only and the number of horses must reflect the size of the household.

If you are unsure about whether the field shelter or stables that you intend to build will require planning permission, please contact us and we will be able to advise you accordingly.

The simple answer is yes! If you are considering how you want expand your equestrian business, which may include change of use of land, building conversions or other forms of equestrian development, then we can assist with this.

We are able to go through your ideas with you and form designs together which we will develop with you. Depending on the type of development, we would then be able to complete a business plan for you to support your planning application in addition to handling the application with the council completely on your behalf, making the process as stress free and smoothly as possible for you.  Get in touch - 01522 581 383 or e-mail [email protected]