Whether you’re a new owner or a seasoned horse person, knowing what you can do on your equestrian property without full planning permission can save you time, hassle, and expense. If you’re browsing equestrian properties for sale, it’s worth understanding these rules in advance - they can affect how you manage and improve the land once it’s yours. If you’re actively looking, browse our equestrian properties for sale to see what’s currently on the market.
While major developments usually require consent from the local authority, there are a number of changes and installations that fall under permitted development rules. These are outlined in full on the Planning Portal, which provides official government guidance for England and Wales. These are national planning rules that allow certain types of building work or land use changes to proceed without needing to apply for full planning permission, provided specific limits and conditions are met.
In this guide, we explore the common alterations and improvements you can make to an equestrian property without submitting a full planning application - so you can get the most out of your land, legally and efficiently.
Equestrian Property for Sale: Agricultural vs Equestrian Use
Before making any changes, it’s essential to understand whether your land is classified as agricultural or equestrian. Even if horses are grazed on the land, that doesn’t automatically mean it qualifies as agricultural use.
- Agricultural use is generally limited to grazing horses.
- Equestrian use applies when land is used for riding, stabling, or schooling - and this often requires a change of use.
If your land hasn’t been officially changed from agricultural to equestrian, some permitted development rights may not apply. This matters because only land classified as agricultural benefits from certain automatic development allowances.
For example, if you want to build a barn or a hardstanding area and your land is still classed as agricultural, you may be allowed to proceed under agricultural permitted development rules. But if you’ve been using the land for riding or stabling without officially changing its use, the council could reject your application or even take enforcement action. This classification can also affect whether you’re eligible for agricultural grants or whether you can legally operate a mixed-use setup combining grazing and schooling.
What You Can Do Without Permission on an Equestrian Property
Permitted development (PD) rights allow certain minor works and changes without needing full planning permission. On equestrian properties, these typically include:
- Fencing, gates and walls - Up to 2 metres in height (1 metre if adjacent to a highway).
- Temporary field shelters - Must be moveable and not permanently fixed to the ground.
- Hardstanding - For access tracks or gateways, but must be permeable or drain correctly.
- Small storage buildings or tack rooms - May be allowed under agricultural PD rules if land use is classified accordingly.
These changes can make a meaningful difference in the day-to-day running of a yard. If you’re still weighing your options, check out our blog on 5 essentials for equestrians buying property to help you prioritise what to look for when viewing properties - improving security, winter access, and general horse care - without triggering a full planning process.
Note: These rights can vary by local council and may be removed by an Article 4 direction, so always check with your local authority first.
Using Temporary Structures on Equestrian Land
Mobile field shelters and similar temporary structures are often a grey area - but they generally don’t require permission if:
- They have no permanent foundations
- They can be moved easily across the land
- They are used seasonally or non-permanently
To stay compliant, avoid plumbing or electrical hook-ups and ensure that any movement is genuine (not just theoretical). If you’re unsure, photographic evidence of relocation over time can help demonstrate non-permanency.
Many owners also use mobile shelters as short-term stable alternatives, especially during winter or when rotational grazing is essential. Keeping these flexible gives you management options while remaining within the scope of PD rights - something worth considering when comparing equestrian properties for sale that may not have fixed infrastructure in place.
Planning Permission Required: Equestrian Property Restrictions
There are several common upgrades that do require full planning permission:
- Permanent stables - These are classed as new buildings and always require permission, even on land already used for horses.
- Manège or arenas - Whether surfaced or unlit, they typically involve groundworks and drainage changes, which qualify as engineering works under planning law.
- Outdoor floodlights or electric fencing systems - These can affect neighbouring land and require approval.
- Horse walkers and gallops - Often considered significant developments and subject to scrutiny.
There’s a common misconception that stables or arenas can be added without planning consent - but that is not the case in the UK. The Planning Portal and numerous local councils confirm that both require a formal application. Even modest arenas or simple surfaced schooling areas can trigger enforcement if installed without consent.
These types of development usually impact drainage, landscape, and sometimes ecology. In most cases, even the simplest surfaced schooling area will trigger scrutiny - particularly if it alters run-off or soil permeability.
Also be cautious with surfacing materials. While woodchip or grass schooling areas may seem low-impact, councils can still classify these as engineering works requiring permission if the land is levelled or otherwise altered.
If you’re buying or selling equestrian properties, undeclared works without permission can become a sticking point during conveyancing. Buyers often rely on planning history to understand what’s legally in place. It’s why we recommend reading our guide on what to look for in an equestrian property - it highlights critical features like existing arenas, access, and infrastructure that may or may not have the right permissions in place. Anything built without approval could delay the process or even affect a lender’s decision. For example, if a stable block or arena was added without permission, a buyer might need to apply for retrospective consent - or risk enforcement action from the council. It’s essential to check that any additions are fully authorised before proceeding with a purchase.
Local Planning Advice for Equestrian Landowners
Even if something seems like permitted development, it’s always worth checking with your local planning office - you can usually find this by visiting your local council’s website and searching for the planning or development control section. Many councils also provide postcode lookup tools to direct you to the correct team - especially if your equestrian property is in:
- A conservation area
- National park or AONB (Area of Outstanding Natural Beauty)
- Greenbelt land
These areas have tighter restrictions and additional oversight. Councils can issue Lawful Development Certificates to confirm that your intended use or structure is compliant. These certificates aren’t mandatory, but they’re useful if you plan to sell or finance the property later.
Some councils also offer pre-application advice services, and if you’d prefer a professional to guide you, you can find a chartered town planner through the Royal Town Planning Institute (RTPI).
FAQs: Planning Permission and Equestrian Land
Do I need planning permission for equestrian use?
Yes - if the land is currently agricultural and you want to use it for riding, schooling, or keeping horses in stables, a change of use application is typically required.What is permitted development?
Permitted development allows certain minor building works or land changes without needing to apply for full planning permission, as long as specific conditions are met.What’s the difference between agricultural and equestrian land?
Agricultural land is used for grazing and farming activities, while equestrian land includes riding, stabling, and training horses - which usually needs formal change of use.How can I check if structures have planning permission?
Ask the seller for documentation or contact the local council. Planning history and Lawful Development Certificates help confirm what’s legally in place.Can I get retrospective planning permission?
Yes - if a structure was built without consent, you can apply retrospectively. But approval isn’t guaranteed and enforcement action is still possible.Can I put up a stable without planning permission?
No - permanent stables usually require permission, unless they’re small, moveable field shelters used seasonally.Can I convert a barn into stables?
Only with planning permission. Even agricultural barns require change of use approval for equestrian use.Can I install an arena without planning permission?
No - even simple surfaced schooling areas typically need consent, especially if they alter drainage or landscape.Are field shelters really exempt?
They can be, but only if genuinely mobile, unfixed, and without services. Check with your local authority.What happens if I build something without permission?
You may be served an enforcement notice and required to remove it. It could also complicate future sales or financing.Buyer’s Checklist: Planning Permission Considerations
When viewing equestrian properties for sale, keep this quick checklist in mind to help you assess any potential planning issues:
- ✅ Has the land been formally classified as equestrian or is it still agricultural?
- ✅ Are all permanent structures like stables, barns, or arenas fully approved and documented?
- ✅ Are there any enforcement notices or retrospective planning applications on record?
- ✅ Are field shelters genuinely mobile and compliant with permitted development rules?
- ✅ Has the property had any recent changes that might affect drainage or landscape?
- ✅ Are you in a conservation area, National Park, or Greenbelt with extra restrictions?
- ✅ Is there a Lawful Development Certificate or planning history file you can review?
- ✅ Can you speak with the local planning office or request pre-application advice before making changes?
Final Thoughts
Owning land for horses comes with plenty of responsibilities - and knowing what changes you can make without planning permission is key to staying on the right side of the law. Always clarify the land classification, stay within the limits of permitted development, and check with your local council when in doubt.
Well-managed planning can save money, protect the value of your property, and improve your horses’ quality of life. Whether you’re fencing off a paddock or considering mobile shelters, start with clarity - not assumptions.
If you’re in the market for equestrian properties for sale, understanding the scope of permitted development can help you spot hidden value - or steer clear of planning headaches.
For more insights, see our full guide on how to buy an equestrian property to understand what due diligence to do before you commit.
