Dog walking field

[Old Bold Farmer]

We've been running a dog walking field on our land for 7 years without planning permission. However, we do pay rates on the field and it is registered with the local council as a dog walking field. At one time 2 members of the local planning team would walk their dogs here.
My question is this, If the council have given the land a ratable value as a dog walking field do I still need to apply for retrospective permission? Surely the council can't charge rates on something that has on planning, can they??

 

[Steevo]

We've been running a dog walking field on our land for 7 years without planning permission. However, we do pay rates on the field and it is registered with the local council as a dog walking field. At one time 2 members of the local planning team would walk their dogs here.
My question is this, If the council have given the land a ratable value as a dog walking field do I still need to apply for retrospective permission? Surely the council can't charge rates on something that has on planning, can they??

My understanding is that even if you are paying rates, it does not mean that you have planning permission for the land.

As for where that leaves you, it really depends where you want to go going forward, and if you want the expense/hassle of applying for planning.

You could:

a) keep your head down and just carry on, if the planners do decide to kick up a fuss in the next 3 years, they will likely invite you to apply for retrospective planning permission and in all likelihood rubber stamp the job (they prefer to call it "regularisation").
b) keep your head down, wait until 10 years and apply for a certificate of lawful use
c) apply for retrospective planning permission now

Personally I'd aim for b) but in all likelihood I cannot see much difference between any of the options. I expect that you'd get permission easily via all of the above options if you've already been running for 7 years.

 

[lloyd]

We've been running a dog walking field on our land for 7 years without planning permission. However, we do pay rates on the field and it is registered with the local council as a dog walking field. At one time 2 members of the local planning team would walk their dogs here.
My question is this, If the council have given the land a ratable value as a dog walking field do I still need to apply for retrospective permission? Surely the council can't charge rates on something that has on planning, can they??

How do the council work out the rateable value?

 

[Steevo]

How do the council work out the rateable value?

VOA handle the valuation aspect.....the council just raise and send the bills.

 

[lloyd]

VOA handle the valuation aspect.....the council just raise and send the bills.

How do you they Normally work it out?

 

[Steevo]

How do you they Normally work it out?

More often than not they just find a similar premises being used for a similar use nearby and use that figure per m2 and then multiply it up for the area they measure on each site. That's how it works for buildings in my experience anyway.

The other way they work it out is based upon rent/income - how much cash it can generate in a year.

Could always try looking up a few locally to you on the VOA website and see how they compare.

 

[Doing it for the kids]

We've been running a dog walking field on our land for 7 years without planning permission. However, we do pay rates on the field and it is registered with the local council as a dog walking field. At one time 2 members of the local planning team would walk their dogs here.
My question is this, If the council have given the land a ratable value as a dog walking field do I still need to apply for retrospective permission? Surely the council can't charge rates on something that has on planning, can they??

I’d keep your head down, don’t poke the hornets nest!

How do the council work out the rateable value?

Spend a bit of time on the valuation website, you will be astounded how much some business pay. Discounts apply but even so, the lack of services offered for money paid is criminal

 

[Rossymons]

Didn't want to start a new thread for this so asking in here...

Been approached by a dog trainer to rent a part of our field for dog training and exercise. I've checked them out and they're a well regarded outfit and they've been recommended by a friend of mine so no issue there. They're after 2-3 acres but I don't think they know how big that is so I'm going to offer them an acre first off.

Just no idea what to charge them - any ideas?

 

[Frankly Speaking]

We have a training barn and rent it to other trainers at £15-20 per hour up to 6 dogs. Our field are £13.50, 4 dogs max but not for professional use.

May want to check their insurance and whether they are members of imdt, adpt etc. Noise could be an issue. We only do behavioral training as agility etc can be very loud.

 

[treefarmer]

Still in the contemplation phase on doing this but ought to make my mind up soon before someone else does.

Just an observation though (and I'm not a planner by any means, so sorry if this is dense) the few who have done it in other areas of the county have gone for full planning permission rather than change of use, and the only change of use when I had a dry run on the planning portal that seemed vaguely applicable was ag to flexible commercial rather than sui generis - am i missing something?

 

[theboytheboy]

VOA handle the valuation aspect.....the council just raise and send the bills.

What sort of rates do you pay?

How big is the field?

 

[Steevo]

What sort of rates do you pay?

How big is the field?

I don't have one.

You could easily check rates for any local one on the VOA website.

If run as a separate business then they'd be under the £12,500 rate relief threshold.

 

[George from SJM Planning]

Still in the contemplation phase on doing this but ought to make my mind up soon before someone else does.

Just an observation though (and I'm not a planner by any means, so sorry if this is dense) the few who have done it in other areas of the county have gone for full planning permission rather than change of use, and the only change of use when I had a dry run on the planning portal that seemed vaguely applicable was ag to flexible commercial rather than sui generis - am i missing something?

I think what you are looking at are the Permitted Changes of Use that don't require full planning permission (Class Q, Class R etc). There are no Permitted Development rights to move from Agricultural to Canine so full planning permission for the change of use is required so on the portal you select Full Planning permission and at the end when it is calculating the fee you just tick the "other material change of use" option.