Buying land for horses

[staffsmum]

We are currently looking for some land near where I live to buy for my horse and hopefully be able to have 3 other liveries on there, I am hoping to do my stage 2 next year so i need room for a menage, round pen and stables, what sort of planning permission do I need, are there any ways round it, has anyone managed to get a caravan on their land with a view to one day bulding a house in the future, I know you dont have to live on site with horses under planning laws but is there something about pigs? Sorry to ramble, just so excited and i dont want to buy the wrong land!

[Liz]

Hi, Staffsmum

A friend of mine bought around 12 acres of arable agricultural land last year which is 2 miles from her house and had it ploughed. rolled and deep drilled for grass. As it was for grazing there was no problem. BUT she has been told that she is very unlikely to get pp for a house unless she has a flourishing business. She had planned to set up a small sport horse stud but until the business proved itself, pp was out of the question, a catch 22 situation as, obviously, she would not start a stud until they lived on the premises. The Government is supposed to be supporting rural enterprise but, sadly, it is not always supported by local planners. Mind you, this may vary from place to place: we live in an AONB so pp anywhere around here can be tricky! She was able to build some stables but the specifications were very high and cost much more than she anticipated. You can imagine that a caravan was out of the question! BTW, she could not do liveries as access is by very tiny lanes and the few locals definitely made their feelings known about that!

I don't think you would be required to be on the premises if you were planning to keep a few pigs but breeding may be different. That would present a whole new set of problems, however, as pig production is very tightly controlled and I suggest you get some information from your local State Veterinary Service office who can send you lts of booklets on the subject, especially regarding movement of pigs and identification - you will have to have a holding number and a pig herd number - that applies to anyone keeping pigs, even in the back garden!

You may want to sound out your local planners - they can be quite helpful and will give you some idea of what may be allowed in your area.

[staffsmum]

Hi Liz, Thankyou for your reply, its so tricky getting started. I will sound out the planning people, thankyou

[bayhorse]

The owners of a 20 acre field opposite me got planning permission for a manege and a pole barn, and they don't live on-site. I expect it depends on which council you are applying to as to how strict they are.

[fin]

And, of course, whether you're in a conservation area! If so, things can be very tricky.
Your local planning people should be able to tell you exactly what you need PP for within specific areas, so talk to them before you agree to buy anything!
Best of luck--I'm clearing a bit of land right now with a view to building stables, and it really is pretty exciting! Let us know how you get on!

[fi]

I have just put plans in for 3 stables and a small store, they have been refused, becouse i live 4 miles from my field , the local council say its unsustainable, what they means is, as i have to drive to my field i am using fuel, and they dont want anyone using cars , when i pointed out that i drive there anyway to look after my horses it made no difference , so i am going to appeal i think its the most stupid reason i have ever heard,

[pip]

I haven't heard of "unsustainable" before. Around here most such applications get passed, but for private use only, not for liveries or business, and there is no chance of getting a house in the future. As for security - the planners said that you should think of that before keeping the horses there!

[tillyfilly]

We were denied PP once on the grounds that stables would "spoil the open rural aspect of the area" look across our field and you can see the M6 - what tosh! We appealed and now have 6 stables and a barn. Keep trying is my advice.

[andy]

Staffsmum
Which part of Worcestershire are you in?
Last year Wychavon did grant PP for a stud & livery business. A couple had bought a house with land without knowing the constraints of an Agricultural Tie. The Planners wanted to see a business plan ( 3 or 5 year) to check that the business was going to succeed and was not just a scam to get the tie lifted. Worth having a look at your local planners web site at some similar cases to see which policies apply to your area as well as in general

[pip]

Wychavon are pretty good, although they will put on restrictions so as not to annoy the neighbours. There are quite a few horse owners on the Council, including the planning committee (good thing is is anon!)

[andy]

Yes, and it does pay to know who they are!
Mind you I have heard that Wyre Forest are the complete opposite

[pip]

Wyre Forest seem to be generally anti horse. One rider came across a locked gate on a bridlepath (it was put in to stop motorbikes) which the Council had put up and in the end got the County Council to serve a notice on the District Council to remove it. "They went balistic" was what we heard, but they had to comply.

The bit about knowing your Councillors - it is really worth explaining to the Parish Council what you intend if you have a planning matter you think might be opposed. We had one last night and I can't understand why the applicant hadn't taken a bit of effort to go and talk to some of the Councillors, because some were against and others weren't but in the end those against got their way.

You are perfectly entitled to lobby members of the Planning Committee at District Council level as well - just putting your case. And you can attend any planning meeting where it is decided. You also want to contact the Officer, who will be very helpful and friendly whatever they think of your proposal. It is their job to make a recommendation to the Council, but they don't have to accept it. Also, quite a lot of applications do not go before the Council now, but are decided by the Officer, going on guidelines agreed in the Local Plan.