“Change Of Use” vs. New Build
“Change of Use” vs. New Build: Navigating the Planning Maze for Equestrian Facilities
One of the first and most critical questions for any UK equestrian development is whether the project constitutes a “Change of Use” of existing land or buildings, or if it’s a new build. The anwser determines the entire planning strategy, from the type of application required to the evidence you’ll need to provide. This post breaks down the technical distinctions for an equestrian Change of Use in the UK.
For planning purposes, keeping horses is generally not considered agriculture. Therefore, developing facilities like stables or an arena on agricultural land requires a planning application for a Change of Use from agriculture to equestrian. This is a fundamental trigger that many landowners overlook.
Evidence for Change of Use - A successful application hinges on robust justificication. For a commercial enterprise, this often requires a detailed business plan demonstrating viability, market demand, and economic benefit to the rural area. For private use, the argument centres on whether the development is reasonable required for the keeping of horses for personal enjoyment, linking the number of horses to the size of the property.
Existing Building vs. New Structure - Converting an existing agricultural barn into stables might seem straightforward, but it still requires a full Change of Use application. The structural integrity of the barn, its suitability for housing animals (e.g. ventilation & space), and its visual impact are all scrutinized. Proposing a new build, conversely, is often assessed more stringently on its impact on the openness of the countryside, especially in protected areas.
Permitted Development Rights (PDR) - While some minor agricultural works fall under PDR, these rarely apply to equestrian facilities. Relying on PDR assumptions is a common and costly mistake that can lead to enforcement action.
Understanding the distinction between Change of Use and a new build is the cornerstone of a successful equestrian planning application in the UK. By preparing the correct evidence - whether a solid business plan for commercial yard or a clear justification for private use - you can set your project on the right path and avoid significant delays or refusals from the local authority.