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A magnificent site to build a training yard

Upper Lambourn, M4 6 miles, Hungerford 9 miles, Newbury 13 miles,

4.5 acres with planning approval for:

Trainer's House

Cottage and staff accommodation

43 boxes

Offices and stores.

Excellent access to the Lambourn Gallops

Guide Price: Offers in excess of £400,000

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Following the granting of planning approval, Jockey Club Estates is offering purchasers the exciting opportunity to build a new training yard. The aim is for the yard to be operational during 2019, with a minimum of 20 stables for horses using the Lambourn Gallops.


The site is on the south side of the Ashbury Road, which is the main axis of the training yards on the Lambourn Valley. With open farmland behind and easy access to the Mandown Gallops via Maltshovel Lane, this is an ideal location for a training yard.

Lambourn is a racehorse training centre 60 miles west of London via the M4; and with renowned vets and every service for the racehorse trainer. The public gallops, owned and operated by Jockey Club Estates have an excellent reputation and a wide variety of grass and all weather gallops and schooling facilities.

The Planning Approval

The site has planning approval from West Berkshire Council (ref: 17/02079), for "Formation of racing stable complex including change of use of the land". The plans are set out below.There are a number of conditions, in particular:

• The occupation of the dwellings and the staff accommodation (hostel) shall be restricted to those working in the training yard.

• The whole site shall be used in conjunction with the racehorse industry.

• Gates at the access shall the 20m from the road to allow horseboxes to be off the road before the gates open.

• The decision notice and detailed plans can be downloaded:

The Horse Walk

Alongside the roadside hedge the Horsewalk, 6m wide, will be constructed by Jockey Club Estates. Initially it will run from opposite Maltshovel Lane to the Iveagh Yard entrance. This will be leased back by Jockey Club Estates for a peppercorn. The training yard will have access and crossing rights.

The Lambourn Training Grounds

Jockey Club Estates owns over 500 acres (200 hectares) of training grounds in Lambourn. Additional gallops are rented from adjoining landowners and are available to trainers.

Turf Gallops extend to 8 miles (13kms) in total and are meticulously tended by experienced gallopsmen to ensure the highest quality. Downland terrain, nurtured for centuries, provides a near perfect mix of flat land and hills. Free-draining soil and cushioned turf lend themselves perfectly to the thoroughbred racehorse. Most trainers consider grass gallops to be the ultimate training surface in optimum conditions. The gallops suit both Flat and Jumps horses; and range from the Straight Mile (8f/1600m) to the principal jumps turf gallops: the Back of the Hill (8½f/1600m) and the famous Bowl (9f/1800m).

• Artificial Gallops are the choice of many trainers for routine work, whatever the weather. There are over 7 miles (11kms) of artificial gallops which provide a consistent training surface for 365 days of the year. Even in the most challenging weather conditions, at least one artificial gallop is kept open, so that horses never lose a day's training. There are a variety of surfaces, gradients and distances ranging from the short, sharp Fisher's Hill (5f/1000m), ideal for interval training, to the 9f/1800m gently climbing Long Gallop, perfect for faster work.

General Remarks

Method of Sale

The freehold is for sale by private treaty. The initial offering is a 125 year lease with the option to acquire the freehold for £1 once a minimum number of 20 boxes have been in use for a minimum of 6 months by a licensed trainer of thoroughbred racehorses and the yard has been licensed by the BHA (British Horseracing Authority).

Community Infrastructure Levy (CIL)

The purchaser will be responsible for paying the CIL in accordance with the conditions of the planning approval. This is approximately £20,330 in respect of the trainer's house and approximated £37,650 in respect of the further accommodation.

This has to be paid on commencement of the construction.


The purchaser will be responsible for making all arrangements for the services.

Wayleaves, Easements, Covenants and Rights of Way

The property will be sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed. The purchaser(s) will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the property in particular.

Rates and Council Tax

These have not been assessed. The Agents can give a guide to the likely business rates.

Local Authority

West Berkshire Council, Council Offices, Market Street, Newbury, RG14 5LD     Tel: 01635 55111

Boundaries, Easements and Rights of Way:

The property is sold subject to all rights of way, other easements and wayleaves. The central hedge of the boundaries is the boundary.

Access to Gallops:

Apply to Jockey Club Estates Ltd. For details of the access to the gallops contact: 

Will Riggall. Mobile: 07917 655326,


Directions    Post Code RG17 8QP

From M4 Junction 14 take the A338 towards Wantage and then the first left, B4000 past the Pheasant Inn for 4 miles. Turn right opposite the Hare Inn to Lambourn. On reaching the village turn left, right and left again towards Upper Lambourn. Leave the village and the site is on the left after Neardown Stables and Whitehouse Farmhouse.