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  1. #31
    Old nag Rowreach's Avatar
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    Default Re: Anyone built stabling without planning permission?

    Quote Originally Posted by LR2904 View Post
    Just wary of paying a load of money out for it to be declined as by looked of it could cost £500 - £1000
    It will cost you lot more in time, wasted money and stress if they make you take it down afterwards.

    Planners are usually more than happy to give advice over the phone, and it's far better to get them on side in the first place than give them reason to go after you.

    I worked for someone who built stables and a big barn, thinking it would be permissible as agricultural buildings, and then had years of strife getting retrospective PP. It completely scuppered him with the planners when he wanted to get PP for a dwelling. They turned it down several times and then sent him an enforcement notice to remove the caravan he was living in meantime. It was a horribly stressful and expensive time all round.

  2. #32
    Veteran claireandnadia's Avatar
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    Default Re: Anyone built stabling without planning permission?

    Yard I was on previously had to take the stables down and have the school ripped up. We had a beautiful Olympic size arena - it was there when I put the horses out and gone when I went to bring them in. The owner also had a £27000 fine from the council I would imagine due to the stables being there and having liverys on the land that wasn't allowed.

  3. #33
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    Default Re: Anyone built stabling without planning permission?

    There are some common situations where permitted development may be restricted, ie in AONBs, conservation areas; also the council can limit PD rights where they think they may be abused. The gov website has a lot of detail but you need to understand how your council interpret the law. the easiest way is to either phone your council and ask the duty planner, (the one on duty to answer the phone). If you have time you can search the lists of planning applications in your area online (look for planning services on the council's website). Look for stables, equestrian facilities, manege etc, and then take note of the decision and read the planning officers report. You can also download application documents ie drawings, to see what detail has been provided to achieve a positive outcome.
    Planners are not little hitlers, they are paid to process applications to protect you and me, and our environment.
    Last edited by D66; 08-03-18 at 03:37 PM.

  4. #34
    Sport horse
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    Jun 2016
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    Default Re: Anyone built stabling without planning permission?

    Quote Originally Posted by ycbm View Post
    Yes it is.

    In Cheshire, a friend of mine was told that she did not need planning consent to erect two stables and put a full size arena in 75% of her garden. She did that with no issues.
    ditto, same area too!!!!!!

  5. #35
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    Default Re: Anyone built stabling without planning permission?

    It really depends on local council. In Lincs I built a massive eyesore block built 15 stable American barn in the middle of an empty field and 25 x 45 school - all with permission (which I did myself with a few pencil drawings) - inspector said basically build what I like in what I like !

    My friend less than 5 miles away within the same year had all sorts of grief, only build in wood, overhand limited to prevent it being a covered yard - only own X acres so can only build X stables etc. etc. endless hassle
    Totally no logic at all

  6. #36
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    Default Re: Anyone built stabling without planning permission?

    Quote Originally Posted by D66 View Post
    Planners are not little hitlers, they are paid to process applications to protect you and me, and our environment.
    This.

    I suspect the horse-hating planning departments got that way after one too many horse owners completely ignored planning rules and put stables up without permission...

  7. #37
    Schoolmaster
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    Dec 2014
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    Default Re: Anyone built stabling without planning permission?

    I had a stable built without pp within the curtilage of my home. It came within the permitted development rules, which I can't remember fully but there were/are height restrictions, it couldn't cover more than a percentage of the garden (50% I think?) and had to be a certain distance from the house (at least 15m I think). Your local authority, planning department should have all the information you require on their website.

  8. #38
    Schoolmaster
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    Default Re: Anyone built stabling without planning permission?

    Quote Originally Posted by Polos Mum View Post
    It really depends on local council.....
    Never a truer word(s). The same thing applies to whether you find a little hitler or a gemlike public servant - in my experience - plenty of the first and the last as rare as rockinghorse poo.

    To wit, at the bottom of my garden here at OldFogie Villas, there's always been a shed, in the past there was a chicken run and pigsty on the same spot, taking up more or less the same amount of ground.
    I've had various sheds and glory holes there since moving in and built one 7 x 4Mtr twenty years ago which I doubled over ten years ago, the extra I use as an office. Three years ago as the bitumen felt was past its best I thought - why not go the whole hog and fit roofing tiles? So I bought a job lot of secondhand ones and carefully preserved all the moss and lichens - lovely job, so you'd think.

    Ah, but then I had not just one little hitler take an interest but an entire reich's worth!

    They demanded that I put in for full planning permission (despite all the above) on the tenous basis that they'd had a complaint about me building an illegal leanto recently. If anyone had indeed complained, it was most likely to have originated from a development that wasn't there 20 years ago and for which the council granted themselves P.P. as they owned the land . Things took a serious tone with the full fi-fy-fo-fum being threatened.

    Fortunately, I have a large collection of date stamped photographs which proved that my buildings were not "recent" leanto or otherwise but they still insisted on me applying for P.P. I think I might have said "ladies draws" at this point! I wrote a letter and hand delivered it to every house that could see my shed roofs, outlining the problem - I felt rather annoyed that anyone should complain to the council rather than have a word with me because I've gone out of my way to be accomodating to my enforced new "neighbours" by asking them what colour they'd prefer to look at - no skin off my nose really because I can't see the back of the buildings. My letter explained that as the roof tiles were such a big problem - I'd take 'em all off again and replace them with the most godawful looking mess I could manage to make waterproof, and further to that have the back of the structure graffitied - none of which needs P.P. I included hitler's phone number and email.

    Though the council switchboard was jammed for a day and I'd obviously scored a few hits - the council escalated the dispute to Gruppenführer level and still demanded P.P. I then latched on to the fact that the housing they'd built was was previously allotments - years ago there wasn't all the "grow your own food" programmes on telly like there is now so most were overgrown and derelict - however; no one but no one can build on one. Allotment Gardens were supposed to recompense all us peasants for the Enclosures Act so I reminded my council that if I was to find five other people in the parish who wanted an allotment - they'd have to buy a suitable piece of land, about £1mill an acre around here - by Law!

    Next, the council's solicitor - all £140k a year, wrote to me saying that they knew of no Law ( stupid is who stupid does!) two clicks on the InterWeb is all it took to download 67 pages of it. I also found out - from the council's own website!!! That the P.P. they'd given themselves was a utter fiddle, in that they'd circumvented the covenant about building on allotments by maintaining that the new houses were "extensions" to the little sheds each plotholder can put up for their gardening tools.

    The council Chief Executive rang me at 22.30 the same day to ask "why was I doing this?" Er hmm - you put the ball in court - I'm just kicking it about!

    I now have an Official Letter direct from his office to say that I don't need P.P. never needed P.P. and that they are all very sorry they ever bothered me. So victory is mine!!! But what a flipping performance. Surely to god they've better things to do - with MY MONEY!
    Last edited by OldFogie; 09-03-18 at 01:08 AM.

  9. #39
    Schoolmaster
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    Default Re: Anyone built stabling without planning permission?

    Off topic slightly but my OH has just applied for pre planning to turn his ground floor of his town centre shop turned into house, back into a shop. Just a simple change of use and its still unlikely to be a simple process. I wouldn't be building without PP or getting on planners bad side. If he's wary after working for 20+ years with planners I wouldn't want to mess around, just jump through the hoops

  10. #40
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    Default Re: Anyone built stabling without planning permission?

    You can fill in the planning forms yourself and draw the drawings yourself with a pencil and a ruler - no need for expensive architects so it's just the fees which are a few £hundred but nothing compared to the build cost.
    When I did my planning permission myself the most complicated thing I had to do was go and take a photo of some existing post and rail fence and send it to them - because they weren't sure from my description (post and rail) what it would look like !

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