Planning Practice Note
Development Involving Horses
INTRODUCTION
Equestrianism, riding and horse related recreation are increasingly popular. This popularity has, in recent years, been helped by a decline in the profitability of agriculture, which has meant more;
- reasonably priced land suitable for keeping horses available for sale or rent;
- riding establishments being set up as farm or rural diversification schemes.
As recognised in PPS7,'sustainable development in Rural Areas' Spt 2004, there is every reason to be supportive of horse-related development that respects the character and appearance of the countryside.
Because the keeping of horses appears similar to agriculture, many people (wrongly) assume that they are the same activity. This is not usually the case and care needs to be taken to ensure that the necessary consents are obtained.
THE LAW
In most circumstances planning permission is required for the keeping of horses and building stables and other structures connected with their use.
The only exceptions are:
- keeping horses for use in agriculture (working horses);
- grazing;
- in some cases, keeping horses at a private house.
HORSES AND AGRICULTURE
Using working horses in farming clearly qualifies as an agricultural activity and thus falls outside the scope of planning altogether.
So, too, does grazing. But this only applies in limited circumstances when the principal activity is the grazing of the land and not keeping the horses. If any additional feed is brought in, the exception will not apply.
Sometimes farmers keep a non-agricultural horse or two on their farm. If this activity is small in scale compared to the use of the farm as a whole it may be regarded as incidental to the farming use and not need planning permission.
COMMERCIAL SCHEMES
Commercial enterprises contribute to the local economy and are encouraged in principle (but subject to detailed scrutiny). Examples are:
- racing stables;
- stud farms;
- equestrian centres and riding schools;
- livery stables.
Keeping horses on a commercial basis also requires a licence under the Riding Establishments Acts 1964 and 1970 (see contact list below).
HORSES FOR PERSONAL USE
Many people keep horses for their personal use. Where this is small-scale it can usually be permitted subject to conditions. Owners are asked to be respectful of the character and appearance of the countryside in their use of open land.
Keeping horses at private houses
This may need planning permission. Permission is not required for activities in the curtilage of dwellings which is 'incidental to their enjoyment as dwellings as such'. This usually includes keeping reasonable numbers of domestic animals. Whether keeping a horse is incidental to enjoyment as a dwelling will, to an extent, depend on the nature of the dwelling. If the dwelling has a garden of (say) 0.5 hectares the answer may well be 'yes'. If the dwelling has only a very small suburban garden, the answer will probably be 'no'. Please ask for advice.
STABLES AND OTHER BUILDINGS
Stables and other buildings will normally need planning permission. Before making an application, you should discuss your proposal with a planning officer.
Proposals should be:
- carefully sited so as not to be intrusive in the landscape;
- no larger than is necessary;
- built of natural materials of suitable colours (brick, stone, timber, slate, clay tile);
- where necessary, enhanced with new landscaping and tree planting.
Conversions
Accommodation for horses can be an ideal new use for redundant rural buildings. Conversions should respect the character and appearance of the building and its setting in the usual way.
Mobile field shelters
The courts have ruled that mobile field shelters, which are not attached to the ground, do not need planning permission. But please remember that the use of the field to keep horses usually needs planning permission and that field shelters may be controlled by conditions of the permission.
MANEGES AND OTHER STRUCTURES
Indoor arenas, maneges, permanent jumps, lighting columns and other permanent structures need planning permission.
Indoor arenas
These should be kept as small as possible and designed like agricultural buildings for minimum visual impact. Traditional materials or dark coloured profiled sheeting are usually acceptable.
Maneges
These should be located away from residential property to avoid disturbance to neighbours. They should be laid out with as little ground disturbance as possible. This is to allow the restoration of the land to agriculture at some time in the future if the manege use ceases. Fences do not themselves need planning permission but should be built of timber for the most appropriate appearance.
Permanent jumps
Elaborate masonry or garish structures are unlikely to receive planning permission. Timber cross country fences and similar structures may be acceptable. What is important is the visual impact of the proposal on the countryside.
Lighting
Columns should be as low and few in number as possible. Light fittings should be designed so as to avoid light pollution or adversely affecting local amenity. In certain locations they may be unacceptable.
Temporary jumps and obstacles
These do not need planning permission but can be very unsightly, particularly if they are made of old oil drums, tyres and other scrap. Temporary jumps should be removed in periods when they are not being regularly used. The LPA has powers to require unsightly land to be cleared up and will use these powers if appropriate.
Access
Riding establishments often generate traffic, some of it large vehicles. Proper and safe access and parking for the numbers and sizes of vehicle likely to use the development must be provided.
SECURITY AND ANIMAL WELFARE
Before buying land to keep horses on, you should carefully consider the security arrangements. It is very unlikely that you will receive planning permission to build a house in a rural location and the welfare, safety and security of animals that have to be managed from a distance need careful thought.
AGRICULTURAL DWELLINGS
Riding establishments are not agricultural but many of the issues involved are similar. In certain circumstances a dwelling to house an essential worker may be permitted but only when the financial and functional tests are met:
- there is sufficient full-time paid essential equestrian employment at the site for the worker who will occupy the dwelling;
- the business is a viable one;
- that viability has been proven during a 3 year trial period with temporary accommodation on site.
OTHER ISSUES
Sometimes other issues are raised when major equestrian proposals are made.
Highway safety
Sometimes stables are some way from gallops or trekking routes; or horses are given road training. There can be implications for highway safety particularly on main roads and narrow lanes with poor forward visibility.
Footpaths
Heavy use by horses can churn up roads and paths used by other users. Care needs to be taken to avoid this.
Special areas
The LPA will want to ensure that equestrian uses do not adversely affect any land or buildings with special designations such as Sites of Special Scientific Interest.
CONTACTS
Planning Support Tel: (01584) 813000
Equestrian licensing Tel: (01584) 813395
© Copyright South Shropshire District Council,
Stone House, Corve Street,
Ludlow, Shropshire, SY8 1DG.
Tel: (01584) 813000
Fax: (01584) 813128
e-mail: planning@southshropshire.gov.uk
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Subscribe to changes to this page here.Author: Planning and Building Control. Last Updated: 13/2/2007.
