Latest from Horse & Hound in Planning-permission

How to get planning permission for stables

Emily Bevan — Tue, 13 Aug 2024 12:00:44 +0000

If you are intending to build a new permanent equestrian structure, the first step is to seek planning permission for stables from your local planning authority before starting. In some cases, planning permission will also be required for a field shelter.

“It is essential to obtain permission as this ensures you are lawfully allowed to build your equestrian development. Failure to do so can result in costly enforcement action by the local planning authority and ultimately possible demolition of the building,” explains Tony Stevens, a technical and stable design manager.

The local planning authority (LPA) is responsible for deciding whether building work can take place as they manage the development and use of towns, cities and the countryside. Planning permission is not so much about the size of the building but its location and intended use. It also takes into consideration the design and look of the building, how it will be accessed, the impact the building will have on the environment as well as ensuring the building complies with health and safety regulations.

“It’s very important to think about site access — not just about getting your own horse lorry there but also how 20 tonne delivery lorries will gain entry during the construction phase,” says Stuart Bark, managing director at Chapelstone Equestrian Construction.

“Always apply for more than you want so you can compromise and cut down. If your building ends up having a smaller footprint than what you applied for they won’t mind, but if you want a bigger footprint you will have problems.”

The first step to obtaining planning permission for stables is to contact your planning department for advice. Ask for their help and find out if there are any specific guidelines you need to know about before starting your application as all LPAs are different. They can also advise on what is more likely to be accepted.

“Your planning application will depend on the size of the development and the LPA in question. As a bare minimum a planning application for a stable block will require submission of application forms, location plans and elevation drawings of your proposed stable block,” says Tony.

“In addition to the above, and especially for larger builds, the LPA may also ask for specialist reports such as flood risk assessments, ecological surveys or landscape schemes.”

Once you have submitted your application the wait to find out if you have been successful is normally two to three months, but has been known to take considerably longer. During this period the site will be inspected, neighbours may be consulted and your local authority may come back to you with suggested amendments.

Identifying any business or rural benefit that will be derived from the new structure can aid your application as the National Planning Policy Framework (NPPF), which promotes a prosperous rural economy, will be considered where relevant to the planning application.

It is important to be as flexible as possible regarding the design and location of your proposed structure as this may make the difference as to whether or not your application is successful. Once your local planning authority gives you a final answer you will either be able to proceed with the build or need to consider their proposed changes.

Planning permission for stables: top tips

Be polite, helpful and honest with the local planning authority at all stages of the application.
Be realistic with your application and sympathetic to your surroundings.
Inform your neighbours of your plans, listen to any feedback they may have and keep them informed throughout the process: “It’s important to have surrounding neighbours on side as they will be notified of the development and have the opportunity to voice any appropriate concerns,” continues Tony.
If possible choose a location that is close to existing buildings as councils prefer this. “Don’t choose a position that is close to waterways due to the flood risk or lots of trees as you can’t build within the root structure envelope,” says Stuart.
Do not start to build your new structure until planning permission has been granted.

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Horse owner fined more than £12,000 after building stables on her land

Becky Murray — Sun, 24 Sep 2023 18:32:45 +0000

An owner who was taken to court after building stables and keeping horses on her land in a National Park without permission has been fined £12,000 and ordered to remove them.

On 4 September Jane Soul, 65, of Eastleigh, Hampshire, appeared at Basingstoke Magistrates’ Court where she was found guilty of breaching three planning notices.

In 2013 Ms Soul was served with enforcement notices by South Downs National Park Authority (SDNPA) ordering her to remove stables and stop keeping horses on land in Privett, South Downs National Park.

A spokesman for East Hampshire District Council said Ms Soul initially complied with the notices, but between 2016 and 2020 she started to “redevelop the site with new, larger stables and new hard surfacing”.

(Image credit: East Hampshire District Council)

“She then purchased further land to the south of the site and placed a residential style caravan and shipping container with a catchment tank. The caravan was fitted with mains water connection, drainage, and had gas connected for heat and cooking. More shelters were erected and she continued to keep horses on the site,” he said.

“As a result, planning enforcement officers, working on behalf of the South Downs National Park Authority, issued a further order in 2021, ordering her to remove the development.”

The judge said Ms Soul’s actions “showed a deliberate failure to comply with the planning authority and that the requirements of the notices were crystal clear.”

In mitigation it was put forward that there was “no financial benefit from the developmental ambition beyond caring for horses” and that Miss Soul had received “contradictory advice” about what could be done. A new planning consultant is due to assist Miss Soul moving forwards and look to work with the council to find ways in which the land can be lawfully used.

Councillor Angela Glass, East Hampshire District Council’s portfolio holder for regulation and enforcement said the council is “going to be tough” on people who breach its planning rules.

“We have reinforced our planning enforcement team to protect the rural areas and countryside of East Hampshire from harmful development,” she said.

“This has been a long-running case but our enforcement teams don’t give up lightly. I am very pleased we have managed to bring this case to court and the council has successfully prosecuted the offenders.”

Tim Slaney, director of planning at SDNPA, added that the National Park was designated for its “wonderful landscape and natural beauty, to be enjoyed by the whole nation”.

“In order to protect this treasured area that brings so many benefits to both nature and people, we need to be tough when planning rules are so blatantly ignored and real damage is done,” he said.

“I would like to commend the East Hampshire team for their persistence and resilience in achieving this successful outcome.”

Ms Soul was ordered to pay more than £12,000 in fines and costs and must return the site to its original condition.

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Major equestrian centre to be ‘flattened’ for housing: ‘it will be very, very sad’

Eleanor Jones — Fri, 05 Jul 2019 17:08:51 +0000

The owner of Oldencraig Equestrian Centre (OEC) says it will be “very sad” to see the venue close next month.

The Surrey venue, which has run British Dressage (BD) competition for over 20 years, and been the base of top rider Vicky Thompson-Winfield, has been sold and a planning application has been submitted for 20 houses on the site.

Owner Ian Winfield told H&H the current facilities will be demolished.

“It will literally be flattened,” he said. “My clients leave on 23 August, then on 30 August, that’s it, finished.”

Mr Winfield said he bought the site as a “run-down” venue, in which he has invested millions.

“I had an ambition to turn it into a world-class venue, which I’ve achieved,” he said. “It will be very, very sad.”

Mr Winfield said Oldencraig had been for sale for some years and that, although offers were made for it, previous buyers pulled out at the last minute.

“Big equestrian centres are difficult to sell, even Oldencraig, which has always had a good name and been lucrative,” he said. “I’m nearly 60 and I thought it was time for a different game plan.

“It’s so hard for centres; you’ve got insurance, business rates, council tax, all costs are going up and you can’t pass them on to clients, and I thought, perhaps it’s time to finish.”

Mr Winfield told H&H in 2017 he planned to revamp Oldencraig to create a bigger, better centre.

But he added this week: “I looked at my options and one was to develop it, to invest a considerable amount and go on for another 10 years. But I’ve been with BD over 20 years. Shows don’t make that much money, and they say if you build this and that, you’ll get bigger shows, but I’ve done the building and never got the big shows.

“If you don’t get the shows, you’re wasting your time investing in the centre.”

The Winfields are to move to a yard in West Sussex, from which Vicky will still ride, teach and compete. Mr Winfield said he had also written to all his liveries, to offer them the chance to join them at the new yard, and that all his staff have found new jobs.

“I made sure all my clients were happy and had somewhere to go, and found jobs for my staff,” he said. “People say you can’t make a living out of horses but I have, I’ve had a super time.”

BD said it was “saddened” by the news, adding that the Petplan area festival final in October will be held at Parwood Equestrian in Surrey instead.

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BD southern regional development officer Sharon Walker said: “It’s always sad to lose venues from the BD community, but an equestrian centre with the standing, reputation and longevity of Oldencraig closing is undoubtedly a big blow for our sport. It’s been an honour and a pleasure working with Ian Winfield, Vicky Thompson-Winfield and all of the team at OEC, we have enjoyed many years of amazing fun and memorable events.”

BD CEO Jason Brautigam said Oldencraig would be “very much missed”.

“I am sure all members will join me in thanking them for all their support for BD over the years. I understand Vicky will continue to ride, train and compete, while Ian will also carry on with OEC brand worldwide. We wish them all the best in their future competition endeavours and business ventures.”

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Plans for 46 homes on Patchetts Equestrian Centre approved

Lucy Elder — Tue, 31 May 2016 16:25:08 +0000

Patchetts Equestrian Centre will be demolished to make way for houses after councillors rubber stamped plans to build on the site.

Hertsmere Borough Council’s planning committee approved the application for 46 new homes — 20 of which will be affordable housing — at its meeting on 26 May.

As well as the new-builds, the application includes the conversion of Lim’s Barn, Little Patchetts and The Coach House into homes.

The popular equestrian venue closed in August 2015 after 32 years due to financial reasons.

A statement from the centre said it “had not been economically viable for some considerable time” and had been supported by the McTaggart family for several years “purely for the love of the sport”.

The news was met with sadness from the equestrian world. Campaigners, including members of the Facebook group Save Patchetts Equestrian Centre, have been lobbying to save the venue.

In total, the application received 82 objections, one “neutral” response and no letters of support in its public consultation.

A prior application to build on Patchetts was withdrawn in December — the planning officers’ report states this was to allow for “further dialogue and negotiation” between the applicant and the council.

However, plans to build on the former Bucks Meadow Riding School — which were also discussed at the meeting — were not approved.

The application was for a mix of 34 houses and apartments to be built on the centre in Bucks Avenue, Watford.

This received 108 objections from members of the public and eight letters in support.

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The riding school shut in September after 23 years as its owners made the “difficult decision” to retire.

An initial motion to approve the plans was quashed at the meeting.

Planning permission: what lights can you have on your arena?

Horse & Hound — Sun, 06 Mar 2016 17:14:49 +0000

Before installing floodlights in your riding arena or yard, you will need to submit a planning application to your local authority — and it’s not always a simple process. The individual case for lighting an arena has to be very well made, says Lottie Butler...

“Lighting is always the most controversial part of the planning permisson process,” says Bruce Clark, director of construction company Elmtree Equestrian.

“It’s usually due to light pollution — people in the countryside will always worry it will look like a football pitch. You really need to do your research, and make sure you get a good design that shows you will be containing the light.”

What does the planning application involve?

“To secure planning permission, you need to submit a full planning application form, a site location that allows the officers to identify where your property is, a layout plan showing exactly where the lights will be positioned around the arena and a cross section of the posts and lights proposed, all of these to suitable scales,” says Linda Wright, co-director of Charles Britton Equestrian Construction.

“We would also offer a light diagram including predicted light spillage outside of the arena, technical information about the sort of light proposed and a Design and Access Statement, in which it is explained why the lights are required and the likely operation times.”

What should I consider before applying?

Environmental factors

Acknowledging environmental factors in your application is important. It does not necessarily mean refusal, but mitigating steps may be necessary. For example, consider whether there are bats or other animals that could be affected by the lighting. “If you have trees and old buildings at the property, it is very likely you will need to have a suitably licenced independent party carry out a bat survey,” advises Linda.

Your neighbours

It is always worth discussing plans with your neighbours. A planning application can only be refused for valid planning reasons, but consulting those near you in advance could help deflect any formal objections. Be sure to let them know how much you will be using the lights.

“In reality, lights are only going to be needed for a very small portion of the year, and for a small number of hours within that time of the year — no one will choose to work under lights if they can possibly avoid it,” says Linda. “Hence, they are not really the intrusion that non-riding neighbours sometimes tend to assume.”

The type of lights

Consider carefully how much light you will need and don’t be tempted to overlight. The level of lighting required very much depends on what activity is intended — there’s one level of lighting for private flat work, another for commercial jumping and everything between.

“Sodium and white metal halide have been very common lights in the past, but LED lighting is improving rapidly,” says Linda. “The initial installation cost is significantly more expensive, but it is much cheaper to run.”

An alternative for those who will only be doing flatwork is to use low-level lights — an option that may please the neighbours. Note that, whatever lighting you opt for, all have to be properly rated, weatherproof fittings.

The style of posts

“The cheapest posts to use are scaffold poles, but these won’t accommodate anything but a simple single lap and can bend in the wind,” says Linda. “Other options include telegraph posts and purpose-made lamp stands, which come in all shapes and sizes.”

All posts must be well secured, which often means concreted into the floor. It’s a job to consider undertaking when you actually build the arena. Similarly, it is also worth thinking about the colour of the posts and trying to make them blend in to the backdrop — “grey against the sky and green against the trees are the most common options,” advises Linda.

Are there any alternatives?

If it is the physical appearance of the lighting that causes a problem, there are varieties of fold-down and wind-down poles. While they might be hard work to put up and down every time you want to ride, they can be a good negotiating point if needed. Similarly, if planning permission is refused, these type of lights can be a good option.

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Helen Gallop, CEO of Summerhouse Equestrian Centre, hires in temporary fold-down lights to light the outdoor dressage and warm-up arenas. “We use temporary lights that don’t require planning permission. The lights can be put up and taken down easily and run on a diesel generator, which is great because it means we’re not relying on a power grid supply — a key consideration when running a busy showground,” she says. “They’re absolutely brilliant. They are very bright and the noise is low enough that it doesn’t bother the horses or the dressage judges.”

Top tip

Be aware that a full survey for planning permission can only be carried out at certain times of the year. If you want lights for next winter, now would be a good time to start the application.

Jobs at risk after permission for stables turned down

Caroline Bankes — Wed, 23 Sep 2015 12:29:29 +0000

Plans to build a dressage centre in West Sussex have been rejected by the South Downs National Park (SDNP).

Dressage rider Hannah Hurvenes-Clarke, daughter of high goal polo patron Nick Clarke, had submitted an application for change of use of land at her family’s Brackenwood estate near Midhurst.

The proposal also included the building of eight new stables, retention of a barn, horse walker, wash down area, hay store, access track, parking and exercise track.

But officers at the SDNP advised members of the planning committee to reject the plans earlier this month (10 September) on the grounds that the area is a “remote and tranquil location” and “equestrian (uses) harm its character and appearance” causing “noise and disturbance.”

Malcolm Kilbey, director of Farm and Stables Supplies went to the planning meeting to show his support for the plans for Brackenwood.

“Our company would consider it a great loss if the stables had to close. I understood when the South Downs National park was first conceived, that local employment and lifestyles were no in danger of being forced to close. What has changed?” he said.

Objecting to the plans at the meeting chairman of the local parish council Roger Lovett told the committee as reported in the Midhurst and Petworth Observer, the application was “a deliberate invasion of the planning process.”

Mr Clarke was granted planning permission for a full size dressage arena in 2009 but four retrospective applications for development on the site have been turned down.

Hannah Hurvenes-Clarke said she “was disappointed” in the SDNP’s decision not to support the application to save the equestrian facilities at Brackenwood.

“We have a permitted dressage arena on site and so it is difficult to understand why we have not been allowed the necessary stables and storage. 400 homes have been given permission down the road but a barn for horses has been refused because it changes the character of the area? To me that doesn’t make sense,” she said.

The jobs of the six staff employed to look after the horses are now “sadly at risk” following the planning refusal.

But Ms Hurvenes-Clarke said she “still hopes” that some arrangement with the SDNP can be reached.

Equestrian base of high-goal polo team patron faces demolition

Caroline Bankes — Sat, 04 Apr 2015 14:05:32 +0000

High-goal polo team patron Nick Clarke is campaigning to save his West Sussex equestrian base from demolition.

Mr Clarke — who is patron of the Salkeld team — wants to set up a dressage breeding and training base for his daughter, Hannah Hurvenes-Clarke (pictured with her father), at Brackenwood, near Midhurst.

But the South Downs National Park Authority (SDNPA) has launched legal proceedings to have his facilities torn down.

In April 2014 he failed a High Court challenge to a decision, which banned him for training polo ponies at the site.

Mr Clarke has been based at Brackenwood for 15 years, but has had to move his polo ponies to the Cowdray estate following the SDNPA’s objections.

Planning permission for a full size dressage arena was granted in 2009, and it has been built, but four retrospective applications for development on the site have been declined.

“We are building a private facility. It’s ridiculous to have permission for an arena but not stables,” Mr Clarke said.

He said he was “very disappointed” at the SDNPA’s response to his plans.

A new application has been submitted for change of use of land to mixed agricultural and dressage use, plus eight new stables, retention of a barn, horse walker, wash down area, manure ramp, hay store, access track, parking and exercise track.

He has set up a support campaign, Save Brackenwood, to urge the SDNPA to lift the threat.

“It would be devastating to lose the facilities,” Mr Clarke told H&H.

“We are not proposing to expand or increase the height of our existing facilities. We are asking the SDNPA for permission to keep our facilities and use them for dressage.”

A spokesman for the SDNPA it will consider the new application “in due course”.

“Wherever possible we always try to fix breaches in planning through negotiation, but almost everything on this remote and highly sensitive site is unauthorised, does not have planning permission and is therefore subject to enforcement action,” added the spokesman.

Proposed wedding venue will ‘finish’ owner of livery yard

Caroline Bankes — Wed, 04 Mar 2015 14:55:59 +0000

Riders in Wales are protesting after plans to turn a field into a wedding venue were revealed last month.

One livery yard owner has told H&H she will be forced to close if the plans go ahead.

Elaine Robinson, who runs Garland Liveries in the Welsh village of Llancarfan, said she had no idea the 6.9acre field she sold to Amber Nichols five years ago would be used for weddings.

Mrs Robinson, 65, said she first realised the new owners had other plans for the field, Bluebell Meadows, when she received a letter through the post on 1 February 2014 addressed to Garlands Events.

The letter contained a booking form for a camping weekend for a wedding.

“My main concern is not only the increased traffic in the village but the affect these events will have on my animals. My clients have said if it goes ahead they will move. It will finish me,” said Mrs Robinson, who bought the yard 16 years ago.

“We are trying to get the local council to stop it and say Mrs Nichols needs to obtain change of use planning permission because the field has only ever been used for equestrian activities.”

Mrs Nichols told H&H that she bought the field as an investment and had been told it could be used for non-equestrian events. She said villagers’ fears that the field will be used for music festivals are “ridiculous.”

“We’re not planning to hold mini Glastonburys. I don’t want to upset anyone and will be holding a meeting in the village hall on 12 March to calm any anxious neighbours,” she said. “People just don’t like change.”

Under the current law she does not need a licence to hold a private wedding on the site.

The first event at Bluebell Meadows is a wedding festival fayre on 19 April, which is a ticketed event limited to 500 people.

But the villagers are determined to fight the plans and last week (27 February) launched a petition urging the Welsh Assembly to amend the planning bill to exclude commercial enterprises from the 28-day rule.

“This issue affects the whole of Wales. Your neighbourhood could be next to fall victim to such land use under the guise of permitted development,” said the petition’s author Andrew Campbell.

He lives opposite the field with his wife Hanna, an equine solicitor. “The whole village is opposed to the plans. The increase in traffic means we won’t be able to take our horses out at weekends,” she said.

“We want the planning laws changed so others don’t have to go through a similar situation.”

Link to the Bluebell Meadows petition: http://www.thepetitionsite.com/669/

Planning row erupts over manège lights causing ‘light pollution’

Caroline Bankes — Mon, 02 Mar 2015 07:25:26 +0000

Local residents are protesting against a new equestrian centre in Hampshire claiming that its manège lights are causing “light pollution”.

Claire Steel, who set up Blackwater Equestrian in Wellow with her father, argues that the lighting is necessary and that they are switched off at 8.30pm.

“While our professional riders are able to ride during the day, most of our amateur clients work commitments mean that they need to have access to the yard during the early evening,” Ms Steel said.

“This, of course, would not be a problem for some two thirds of the year but during the winter months the arena needs lighting and we have eight removable low level lights.

“We fully understand that this is a sensitive area and we have not sought planning permission for all night security lighting,” she said.

Livery Lucienne Elms, who events to three-star level, also agrees that the lights are “a necessity.”

“You cannot train horses to an international level without a decent school and lights. It’s ridiculous to have a facility like this without the ability to use the lights,” she told H&H.

Local resident Paul Feeney argues the light produced from the centre, which opened in December, is “unacceptable”.

He is now mounting a campaign to get local planning bosses to turn down retrospective planning permission for the lights and other modifications to the stables.

“This eyesore is blighting the lives of all those living around it with 24-hour daylight,” he told local press.

“I urge everyone to sign a petition to ensure that the owners are forced to comply with the permission granted and not allowed to cynically apply for retrospective permission to keep the illegal building work already completed.”

Ms Steel argues that the complaints are only coming from a “couple of neighbours who don’t like change”.

Test Valley borough council will decide on the retrospective planning application for the lights and extra isolation stables on 18 April.

Popular riding route saved

Maria Thompson — Sun, 30 Nov 2014 08:55:15 +0000

A rider and retired hospital administrator has prevented planners from building a 17.6 acre business park across a route regularly used by horses.

Marion Pope, from North Poole in Dorset, noticed that within Canford Renewable Energy’s plans to build to the rear of her property, a track known as Wheelers Lane would be lost.

The road was not an official bridleway, but with the help of the British Horse Society (BHS), Miss Pope has secured official bridleway designation, stopping the route from being destroyed.

“This route to Canford Heath had been used as a public right of way for many years — it appears on an 1888 Ordnance Survey map,” she told H&H.

“However, in a letter dated 6 February 2013, Canford Renewable Energy wrote, ‘the proposed development would not have any impact on existing public bridleways and footpath access leading from Wheelers Lane’.

“This denial meant that once the planning application was made, and it was clear that the lane would be closed and built over, residents could only object to the proposal. If the Council had approved the application we would have had no right of appeal.”

Following several months of evidence gathering, public appeals and withdrawals, the council made the order to approve the objection.

Bridle Route 129 — Wheelers Lane is now entered onto the Definitive Map and Schedule under the 1981 Act.

BHS access officer for the area Jean Heaton said: “This is why I hope more people will contact their access officers if they are being prevented from riding somewhere that has historically been regularly used by horses. We have the training to make sure their applications are successful, and in 26 years I have made 44 successful applications.”

Ref: H&H 27 November 2014

Rock star plans to transform polo club

Sophia Heath — Mon, 27 Oct 2014 08:55:43 +0000

Rock star Kenney Jones has finalised his proposals to revamp Hurtwood Polo Club in Surrey and turn it into a major equestrian venue.

The former drummer for the Small Faces and The Who has submitted plans to Waverley Borough Council to build an all-weather arena for polo, showjumping and dressage, stabling for 78 horses with grooms’ accommodation and 14 country homes.

The project also includes plans for a 74-bedroom hotel and luxury spa and conference facilities attached to the existing club house which will aim to include a Michelin-star restaurant.

Equestrian bodies — including the Federation of International Polo, the British Equestrian Federation, the Hurlingham Polo Association and the Pony Club — have welcomed the new development.

Mr Jones said: “It’s great to receive such strong support from the polo and equestrian communities, who have recognised the exciting opportunity that the expanded facilities at Hurtwood can provide to the UK.

“We have also been overwhelmed by the support shown by the community in Ewhurst, having received over 100 letters of support.”

However, some locals are less impressed with the idea of such a major development in the area.

“I am very concerned that it would destroy the character of the village,” said one local resident.

“I have received a letter from the owners which gives a very positive spin on the proposal but, when considered, it appears to be very misleading.”

Other residents are worried that the plans would lead to unacceptable levels of traffic.

“The associated traffic increase from this application cannot be accommodated by the village roads,” said one objector.

Mr Jones, who has lived in the village for 25 years, still believes the plans are an “exciting opportunity” for the area.

“There are polo and equestrian estates like this around the world, but this will be the first of its kind in the UK.

“With the growing interest in equestrian sports we hope that Hurtwood can act as a forerunner for the development of other elite level equestrian estates in this country. ”

This news report was originally published in H&H magazine on Thursday 23 October, 2014

Cheshire stud granted planning permission for widescale development

Caroline Bankes — Mon, 13 Oct 2014 15:25:05 +0000

A Cheshire stud has been granted planning permission to carry out a major development of its equestrian facilities.

Fosshey Stables in Antrobus plans to install a new indoor and outdoor arena, crew barns, a hay barn and extend the farmhouse belonging to the owners, Sandra and Ian Tinker.

Sandra Tinker is a qualified Reiki practitioner and horse whisperer and plans to introduce holistic care and rehabilitation to the current equestrian set-up.

A new purpose-built treatment room is being built to offer owners a range of treatments on site from the physiotherapists, chiropractors and EMRT therapists (equine muscle release) that already visit the stables.

“Our vision is to be able to offer a rehabilitation and holistic care management programme to clients from all over the north west and midlands,” said Sandra.

The project is being designed by Equine Planning Solutions and said the company’s architect, Richard McGonigal has faced “enormous pressure from local competitors all of which boast indoor arenas.”

McGonigal said that winning planning approval for the new facilities “will level the playing field and allow Fosshey Stables to not only compete but to deliver first class facilities and services to the local equestrian community.”

Essex pub set to become equestrian centre

Horse & Hound — Fri, 12 Apr 2013 13:50:48 +0000

A disused pub in Essex will have a rather different clientele when it is transformed into an equestrian centre.

Local millionaire David Bishop, 62, plans to build a new riding centre on land behind the derelict Wheatsheaf in Rettendon.

Mr Bishop was granted planning permission on Tuesday 2 April after a two-year battle.

Plans had been refused in June 2012, as councillors were concerned about increased traffic and the affects on the character of the area.

“Thank god it’s through now,” Mr Bishop told the Essex Chronicle. “Let’s get on and build it.”

He intends to spend a reported £500,000 on the development, which will include a restaurant, post office and shops.

“If I’m going to live in a community, I need to give something back to make it a better place,” Mr Bishop said after buying the pub for £400,000 in 2011.

“The idea with the equestrian centre is to create safe riding facilities, so horse riders do not have to venture out onto the dangerous roads.”

Rider safety is a topic Mr Bishop feels strongly about, as his daughter Katie-Jayne was hit by a lorry while out hacking at the age of 16.

She escaped with pelvic injuries, but her horse was killed.

Setback to Irish hunt’s plans to build new kennels

Horse & Hound — Fri, 03 Jun 2011 11:32:40 +0000

One of Ireland’s oldest hunts has suffered a major blow to their plans for a permanent home for their hounds.

An application by the 150-year-old South Union Foxhounds to build kennels for 15 couple of hounds in the town of Carrigaline was given the go-ahead by Cork County Council in December 2010.

But permission was revoked by the Irish planning appeals board on 14 May, following an objection.

“It’s very disappointing,” said South Union chairman Pat Maher. “We thought that at last we had a permanent home for the hounds, instead of having to move every 10 to 15 years in our long history. But now it’s back to the drawing board.”

The hunt could challenge the decision in the courts and will take legal advice.

But Mr Maher is concerned about the financial risk, especially if the hunt were to lose the appeal and had to pay the other party’s legal costs.

A religious order, the Brothers of Charity, which runs a residential centre for children with autism and learning difficulties near the site of the proposed kennels, objected to the planning permission. It claimed the hounds barking, plus the increased traffic, would disturb the children.

The hunt, who meet twice a week, told the appeal that the facility would be closely monitored, the hounds properly cared for and fed and that “well-fed dogs generally bed down and remain quiet”.

But the order’s response was that “the welfare of the children must take precedence over animals that are housed for the recreational enjoyment of others”.

In her report, planning board inspector Brid Maxwell said that while she accepted the hounds would not cause excessive noise, she did not regard the proposed site as appropriate or suitable.

In addition, building kennels in the area would contravene the county development plan, she claimed, recommending that permission be refused.

A spokesman for Cork County Council said it was disappointed by the decision as it had attached 22 conditions to the approval, including the spending of €10,000 on road improvements in the area.

This news story was first published in the current issue of Horse & Hound (2 June, 2011)

New rules may hamper equestrian planning permission

Horse & Hound — Fri, 04 Mar 2011 11:37:59 +0000

Securing planning permission for a new arena or stables could get harder under the government’s Localism Bill.

The bill, which is expected to be passed later this year, will fundamentally change the planning process and give communities a greater say in the development of their area.

And neighbourhood plans — where new developments can be voted on by locals — could be introduced from 2012.

“Giving more people a greater say will offer those people a chance to say no without considering the importance of an application,” said Country Land and Business Association planning specialist Fenella Collins.

She advised those in rural communities to get involved if a neighbourhood plan is proposed in their area.

But one H&H reader, who asked not to be named, said she would welcome the chance to get involved in equestrian development policy.

“We have nine manèges within one mile of us, and an array of stables, tatty containers, caravans and muck heaps — it is ruining the local area.

“We need a new approach that gives consideration to local people.”

Andy Woodward, of Equine Design planning consultants, said it was too early to tell whether the new rules would impede equestrian development.

“There might be an issue in areas with an existing high volume of equestrian developments and, frankly, there’s good reason then for the planning process to be tough,” said Mr Woodward.

This news story was first published in the current issue of Horse & Hound (3 March, 2011)

Ask H&H: equestrian use of green-belt land

Horse & Hound — Wed, 05 May 2010 11:50:13 +0000

Ask H&H: keeping horses for private use

Horse & Hound — Thu, 25 Feb 2010 15:19:11 +0000

Ask H&H: change of use for an equestrian property

Horse & Hound — Wed, 27 Jan 2010 12:46:13 +0000

View equestrian property for sale

New Forest campaigners overturn ‘crazy’ planning restrictions

Charlotte White — Fri, 18 Sep 2009 15:41:12 +0000

Campaigners against “crazy” planning restrictions in the New Forest have been so successful that the national park authority wants them to be part of an equine advisory group to oversee future plans.

After a year-long fight by horse owners, the New Forest National Park Authority (NFNPA) has backed down over rules that would have forced many horse owners to get planning permission if they wanted to feed or rug their privately kept animals.

Many local authorities require planning permission when land is developed for stables and arenas.

But as part of an unpopular strategy to preserve the character of the Forest, the NFNPA widened this to include grazing on private land — if horses are rugged or fed, or more than one horse is grazed per hectare.

Officials were concerned by “a proliferation of insensitive fencing, poorly located stables and field shelters and bundles of plastic-wrapped hay”.

Tina Cant, of the pressure group Forest Uprising (news, 28 August 2008), said: “At a public meeting on 2 September, officers implied they were dropping these rules, but the ultimate decision will be made by authority members in December.”

But the NFNPA’s Stephen Avery told H&H: “The draft policy will be revised to bring it into line with the district council’s, which is accepted by local horse owners.”

A 7,200-name petition was submitted against the plans and Mr Avery acknowledged the opposition was instrumental in changing the authority’s mind.

He said: “We now have a new understanding with horse keepers and we want to build on this.”

The NFNPA has set up the New Forest Equine Forum, with representatives of the New Forest Breeding and Cattle Society, the British Horse Society and other equestrian groups, to help formulate the final draft plan for the national park.

This article was first published in Horse & Hound (17 September, ’09)

Ask H&H: planning permission for domestic jumps

Horse & Hound — Tue, 10 Feb 2009 16:47:30 +0000

Q: We constructed two schooling fences of tyres laid side by side, a take-off rail and wooden wings — both are easily dismantled so they can be moved to new ground.

But East Dorset Council says I must apply for planning permission as “the construction of horse jumps represents a breach of planning controls”.

I can’t believe the many schooling jumps built around Britain all required planning permission.

LM, Dorset

The Department for Communities and Local Government (DCLG) has overall responsibility for planning arrangements, which are administered by local authorities — the East Dorset Council, in your case.

There are usually two areas of relevance in disputed cases of “horse-related development”: the land’s designated use — as permission is frequently required for new structures that are outside the designated class of use — and the degree to which any equipment on land already designed for riding activities is used.

Local authorities often stipulate that structures such as jumps cannot be kept on land for more than 28 days in any calendar year without incurring possible change of use applications, a ruling that could be pertinent to your situation.

You don’t state what your land is classified as being used for, so the issue could be the “storage” of the equipment — some local authorities are more stringent than others.

East Dorset Council’s planning division states the authority has a high level of “environmental protection” to consider when assessing planning and change of use applications.

There is also the issue of whether a cross-country fence is a permanent structure, and whether the authority could have valid concerns about the “unsightly” nature of the fences.

“‘Easily dismantled’ is not the same as ‘mobile’,” said Linda Wright of Charles Britton Equestrian Construction.

“With a truly mobile fence — one you can pick up as it is and shift — you could have a more legitimate claim that planning permission is not required.

“It is true that most jumps will not have any sort of planning permission. However, once they have been there and in use for a certain number of years, they no longer require permission and become entitled to a certificate of lawfulness. It is up to the particular local authority whether they choose to be stringent and usually, if jumps are tidy and you are not bothering anyone else, they would not seek to force an application. However, if someone complains, the authority has no choice.

“If yours is an agricultural property, you may want to consider making an application for a change of use,” said Linda.

There could clearly be several elements to your planning infringement, so ask an East Dorset Council planning officer to clarify the exact breach of their regulations.

Information

Charles Britton Equestrian Construction, tel: 08700 722321 www.charlesbritton.com

This article was first published in Horse & Hound (5 February, ’09)

Future of Towerlands EC is safe, says owners

Charlotte White — Fri, 23 Jan 2009 13:03:57 +0000

Towerlands Park equestrian centre in Braintree, Essex could be part of a development of 2,000 new homes if plans by its owners, the Unex Group, are given the go-ahead.

But the company says the equestrian and conference centre will continue to trade.

Racehorse owner Bill Gredley’s company Unex, which bought Towerlands in 2004, submitted the plan for what it calls the North West Braintree Urban Extension to the East of England Regional Assembly (EERA) last October after a call for possible sites in the area to be developed by 2031.

Unex would not discuss the plans with H&H, but released a statement saying: “We are working with the local council to retain the horse element, expand the conference and banqueting element plus further use, including residential, a hotel and more retail.

“The development is due to be implemented in four to five years if consent is granted.”

A plan of the green-field site, which will occupy 220 acres when completed, shows the equestrian centre surrounded by development, which includes a football stadium, new premises for Braintree College and numerous businesses.

Michelle Thornton, who owns the business at Towerlands, but not the buildings and land, which belong to Unex, said: “The project will not be finished until 2020-2025, so will not be a concern for many of us.

“We do not plan to change what we are doing in the meantime except add to the large number of events we hold here each year. We plan to run two new unaffiliated shows this year to plug a gap in the market.”

Ms Thornton said Towerlands has 120 acres of land, including 20 acres of buildings and hard-standing and 45 acres of golf course, much of which is parkland.

“We have about 80 acres spare on this site, but Mr Gredley owns a lot more land in the area,” she said.

A spokesman for EERA said the North West Braintree Urban Extension is one of hundreds of applications received by the authority that are being considered.

This article was first published in Horse & Hound (22 January, ’09)

Planning for houses at Stag Lodge Stables declined by council

Horse & Hound — Wed, 21 Jan 2009 16:40:00 +0000

Plans to build houses on the site of Stag Lodge Stables in Richmond Park have been thwarted.

Earlier this month, stable owner Richard Turner told Horse & Hound he had no plans to close the yard despite submitting a planning application for the erection of three four-bedroom terraced town houses. The application also sought permission for the provision of four off-street parking spaces on the site of the stables that were founded in 1790.

But Kingston Borough Council has turned down the plans, concluding that the land performs an important “recreational, historical and visual function” at Richmond Park in south-west London. The council also ruled that a new development would adversely impact flora and fauna in the adjacent park.

Mr Turner has been advised by the council to inform the Royal Parks before any further planning applications are submitted.

Richard Turner bought Stag Lodge nine years ago. It currently stables around 40 horses and ponies, is approved by the British Horse Society (BHS) and is a thriving Pony Club centre.

When H&H visited Stag Lodge earlier this month, Richard Turner said he “fully expected” the application to go to appeal.

“I don’t expect to get consent for one minute,” he said, claiming: “I am just trying to increase the value of my property.”

H&H was unable to reach Mr Turner today to comment on whether he plans to appeal.

Thousands rally to oppose plans for New Forest

Charlotte White — Mon, 06 Oct 2008 14:46:47 +0000

Around 2,000 protestors, from as far afield as Birmingham, Kent, Surrey and Cornwall, rallied at Wilverley Plain in the New Forest on Saturday to show their opposition to plans for the national park.

The New Forest National Park Authority is seeking comments on a plan for the national park which would mean horse owners gaining planning permission if they wish to “keep” (feed and rug) their horses.

Tina Cant, of pressure group Forest Uprising, said: “It was amazing. Both local MPs (Dr Julian Lewis and Desmond Swayne) came along and they were fantastic, really supportive.

“There may be only a few thousand of us making a fuss but out of the 17,000 people living in the New Forest it’s quite a large proportion.”

A petition against the plan has attracted more than 4,000 signatures.

Mrs Cant said protestors would be joining a question time panel on the proposals with NPA representatives at Brockenhurst on 12 October and on 15 October they shall make a presentment at the Verderers’ Court meeting.

Campaigners will also attend the NPA meeting on 16 October at Brockenhurst.

“The wider equestrian community seems to think that it will all blow over because the plans are so unworkable, but this is no time for complacency,” said Mrs Cant.

“If the plan is passed in the New Forest other NPAs may also think it’s a good idea.”

Anyone interested in the subject is asked to go to the www.forestuprising.org.uk website.

Westbury White Horse under threat from new road scheme

Horse & Hound — Thu, 06 Mar 2008 12:38:35 +0000

One of Britain’s most famous and iconic white horses is threatened by plans for a new road, say countryside groups.

A £33million scheme by Wiltshire County Council (WCC) to create a bypass around Westbury to ease the town’s traffic problems has run into opposition from the Campaign to Protect Rural England (CPRE).

CPRE spokesman Laura Jansen said: “It is incredible that the county council wants to push forward this intrusive and damaging scheme.”

The planned bypass would take traffic on the A350 through countryside and the Wellhead valley at the foot of the Westbury White Horse.

Ms Jansen continued: “This is the oldest of Wiltshire’s 12 white horse chalk hill figures, and this road would have a major impact on the figure and its historic landscape.”

The plans were given the go-ahead by WCC in May 2007 but are subject to a public inquiry later this year.

The government-funded work could start at the beginning of 2009, with the road open by autumn 2010.

But the CPRE plans to object at the inquiry saying the bypass would scar the countryside around the stunning Westbury White Horse created 230 years ago on a site thought to have been carved out by Anglo-Saxons.

Instead, the CPRE is pushing the county council to build to the west of Westbury.

WCC describes the scheme as a massively important project that will transform the lives of people in Westbury.

This news story was first published in Horse & Hound (6 March, ’08)

Horse owner clashes with council planners over use of field

Charlotte White — Fri, 16 Nov 2007 16:35:09 +0000

A Flintshire horse keeper claims she is being victimised by her local planning authority, after being told she must apply for a change of use for her field.

Debbie Johnson, of Gwernaffield, near Mold, says she is the only horse owner in the area to be ordered to apply for a change of use of her land from agricultural to leisure usage, so she can continue to keep horses.

“We have five horses in the field — two two-year-olds, a retired pony and the pair my daughter and I ride — and they all live out,” said Mrs Johnson.

“Every field around us is full of horses but we are the only ones to be singled out. I think it’s victimisation.”

Mrs Johnson bought the eight-acre field in Nercwys last January and almost immediately received a letter from the council asking her to remove a temporary shelter and warning that she needed to apply for a change of use at a cost of £314.

H&H reported a similar incident last year (news, 1 June 2006) when North Wiltshire District Council asked the Mendoza family to apply for planning permission to site show jumps in their field. The council later decided not to pursue the matter.

Land agents Humberts told H&H at the time that under planning law using a field to graze horses is not a change of use.

“We don’t have any jumps, or a trailer, or anything else on the land, just two temporary field shelters, so I can’t see how it needs a change of use,” said Mrs Johnson.

She also feels the council was unfair in a previous application for permission for a field shelter in a field she owns at Treuddyn.

“An officer came out and told us where to put the field shelter, but when we put in our application it was refused.

“We appealed and again the application was refused, so we have had to give up on that field because we can’t put any shelter there for the horses.

“We then asked the council about temporary field shelters and were told they did not need planning permission, but now they are telling us we have to remove them from the other field.

“I expect they will go for enforcement any day, but we are worried that if we apply for change of use, and lose, we will not be able to keep the horses on the land.”

Flintshire County Council declined to comment on the case.

This news story was first published in Horse & Hound (15 November, ’07)

Ask H&H: Permissions for grazing and cross-country

Horse & Hound — Mon, 26 Mar 2007 11:20:13 +0000

Q: I wish to rent approximately nine acres of land for grazing horses, and the landowner says I will need to enter into a farm tenancy. Will that be sufficient to cover me for my own use and for some liveries, as not everyone sees grazing horses as agriculture?

I’m also planning to develop a cross-country course on the land for occasional training sessions and hunter trials. Do I need planning permission for this?

A: We spoke to planning consultant Judith Norris, who said that the grazing of horses, when used in conjunction with a commercial business, is not acceptable “agricultural business” covered by a farm business tenancy.

“The agreement would need to be either a licence or a business tenancy, and it should be drawn up or approved by a solicitor before it is signed by both parties,” she says.

“In the case of a business tenancy, there may be repercussions unless the correct procedure is followed with regard to the statutory extension of the term of the lease, which may not be what your landlord wants.

“As far as the cross-country course is concerned, most local authorities deem this a change of use of the land. In the past, we have successfully argued for clients that fences and hedges are part of the field boundary, and that portable fences fall within the 28-day rule for temporary use of land. But stand-alone fences tend to be more contentious.

“Planning officers will be inclined to view the course as an entity and, if it is to be used on a fairly regular basis for training and competitions, they will wish to ensure that adequate, safe parking with sufficient room to manoeuvre boxes and trailers is available. The access from the site must provide adequate sight lines, so that there is no risk to highway safety.

“The general amenity of the area and impact of a course on neighbours will be another concern, and care needs to be taken in landscape sensitive areas, such as Areas of Outstanding Natural Beauty or National Parks. If the course crosses a public footpath or bridleway, this too may be a source of concern to the planning authority. Therefore, any planning application for a cross-country course needs to explain clearly what is proposed and how it will be used.

“In addition to planning permission, you will need to insure yourself against third party claims from users of the course if they are injured. These days, it is often necessary to obtain a signature from those using courses for schooling, confirming that they have read the safety advice and terms of use.”

For equine planning advice contact Judith Norris Ltd (tel: 01580 201888) or visit
www.judithnorris.co.uk

Planning permission for equestrian homes

Horse & Hound — Mon, 05 Feb 2007 11:28:24 +0000

“Subject to planning permission”. These four words send shivers down the spine of most equestrian buyers because they can make the difference between installing that all-important manège and having to make do with the nearest equestrian centre.

Few people, however, are really clear about the rules governing planning. In theory, there is nothing mystical about it. Planning protects towns and countryside from overdevelopment by subjecting to approval any building work that can affect the environment or community.

This means homeowners can carry out minor developments without asking permission. For example, they can erect outbuildings within a property’s domestic curtilage (the yard immediately adjacent to a house).

“Outbuildings no less than 5m from the property, no higher than 4m [if it has a ridged roof] and taking up no more than 50% of the domestic curtilage do not need consent, subject to leisure uses,” explains Zoe Napier of Fenn Wright. “Since horses are still considered domestic, stables comply. But this does not apply to business or livery uses.”

However, determining the exact confines of the domestic curtilage can be difficult. Similarly, listed properties, or those situated in sensitive areas such as national parks, will usually need consent, even when the work falls within the domestic curtilage. On top of this, change of use consent may be needed if buyers purchase an agricultural property for equestrian use.

“Land can be said to be used for grazing if horses are turned onto it with a view to feeding, but not if they are kept on it for any other purpose, such as exercise, and grazing is completely incidental,” explains Lindsay Burden of Fox Grant.

In all these cases, people will have to apply for planning permission to their local department. The procedure is long, but relatively straightforward.

“An application will be considered by the relevant planning authority, taking into account a variety of factors,” says Robert Fanshawe of Knight Frank.

If an application is refused, owners can either resubmit a modified version or appeal to the Office of the Deputy Prime Minister within six months of receiving the refusal. To maximise chances of success, Zoe Napier advises speaking to a planning consultant.

“There will be a cost implication but the results are worth it,” she says. “Often, planning consultants are ‘gamekeepers turned poachers’ — they can often be retired councillors.”

However, equestrian homes have a tendency to grow organically and occasionally owners forget to obtain planning for a new stable block or arena. Although this puts them in an awkward situation with the planning authority, all is not lost.

“If you have done something that should have required planning, then retrospective planning application will have to be made,” says Zoe Napier.

If this is refused, the council may require owners to bring the property back to its original state. It is possible to appeal, but if it is confirmed and people fail to comply it can lead to prosecution.

A possible alternative is to bide time and apply for a certificate of lawful use if enough years have passed and the planning breach has not been challenged by the council (the time limit varies depending on the breach). This approach, however, is never advisable for owners who are considering moving on.

Lawyers will often warn buyers off a property that is in breach of planning permission, and this will reflect on the price.

And, as Emily Cooper-Read of ECR Property says: “Incorrect or absent planning permission will show up in conveyancing and could easily cause a sale to fall through.”

This property focus was first published in Horse & Hound (5 October, ’06)

Council demands planning permission for jumps

Horse & Hound — Thu, 01 Jun 2006 09:59:49 +0000

Cries of “bureaucracy gone mad” have met a local council’s demand that a Wiltshire horse owner applies for planning permission to exercise and jump horses in his field.

If such incidents arose around the country, equestrian bodies warn that huge numbers of horse owners could face costly red tape, or be discouraged from riding at home and pushed on to roads.

The land in question is currently categorised as for “agricultural use”, meaning it is registered with the government-managed Land Registry as being used primarily for agricultural purposes. The row hinges on whether the field is used more for show jumping than it is for grazing horses or livestock, making it ineligible for agricultural categorisation and thus requiring new permissions.

North Wiltshire District Council last week gave the parents of show jumper Jessica Mendoza, 10 — who jumped last year on an English Home Pony International team — 21 days to lodge a retrospective planning application (for change of use) for their paddock.

The British Show Jumping Association (BSJA), British Equestrian Federation (BEF) and British Horse Society (BHS) warned that if the letter of the law were similarly applied across Britain, it would affect the vast majority of riders who train and keep horses on their own land.

North Wiltshire District Council says a planning application to change the use of land from “agricultural” to “keeping and exercising of horses” will cost £265. A spokesman told Horse & Hound land ceased to be agricultural “when you start importing feed, erecting stables and exercising the horses on it”.

The BSJA’s chief executive, Jacky Wood, said: “It seems ludicrous in the extreme that this child cannot ride her pony in the safety of her field without planning approval. It’s bureaucracy gone wrong.”

BEF chief executive Andrew Finding agreed: “I’ve never heard anything like it before. It’s an extreme approach for the council to be taking and we’re monitoring the situation.”

Advice from Humberts, chartered surveyors and land agents

The grazing of horses on agricultural land is a primary use, with riding activities, including show jumping, falling under ancillary use, subject to the question of degree
While show jumps could legitimately remain in a field all year round, the crux of the matter involves the extent to which they are used. If the field is used for show jumping much more than by grazing horses or livestock, it may need reclassifying by seeking a change of use order
Ancillary equestrian activities for private use do not require planning permission (to “change the use” of the land) — nor does a horse show or event held on agricultural land, providing such events do not take place on more than 28 days per year
Planning law requires planning consent only for two issues: to change the use of the land and to develop on it (put up permanent structures)
For the equestrian industry, planning permission (under both the change of use and development rules) would be required for construction of stables or a cross-country course (permanent structures), along with any commercial venture
Strict reading of planning law also means horses, not defined as livestock, cannot be given supplementary feed on agricultural land. Humberts described strict interpretation of the law as “too far”, saying that it had welfare implications

Read this news report in full in today’s Horse & Hound (1 June, 06)

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