I HAVE to ask where in Lancs you are!!!!! You are so right about turn out round here ....
So as a lancs based riding club / BD competition rider:
Horse walker - much loved by many but I wouldn't have my horse on one
Gallops - grass or otherwise would be a real draw (especially if hacking in the area isn't good) and from experience horses in fields next to gallops soon settle. TBH I'd love the facility even just to cool off round!
Solarium - this would be high on my list, it is something I really miss. Its great in winter for warming up muscles.
Livery shower - wouldn't bother
Rug dryer - a godsend
Automatic waters - as said before, turn off when going to freeze and enjoy the rest of the year
I also echo the "tack room at back of stable" suggestion, or individual tackrooms which lock. These are just great!
Permanent electric fencing, done properly, wouldn't put me off, but individual turnout as the only option would. I like mine to have equine company, chance to groom etc.
Jumping field also a great bonus - we have a "workers" field which is used a lot
Lunge pen useful, but if only 12 working horses and a 60x20 arena should be ok. Unless it could be indoor - ooh then it would be very useful!
Ability to have instructor of choice also important.
CCTV - not important to me, reliable, trustworthy YO much more important!
i have mains electric fencing works really well. got individaul TO and small group TO, owners choice.
Walkers are a god send .. i dont include this in livery package, but available as an add on. it is used all year round.
Automatic waterers .. excellent wouldnt be without them. As you are installing from scratch, try to install as a ring system, and pay the extra and put electric tracing cable on pipe underneath the lagging then you wont have a problem with it.
Hot wash/infra red lights .. again available to anyone on a slot meter system. liveries pay if they use, dont pay if dont use fair to everyone i think
Floodlights on manege .. essential. Again mine works on a slot meter, fair to everyone and means the lights dont get left on accidentally.
Alarmed tack room .. essential. most insurance companies will insist on an alarm system anyway.
Web cams .. nice thought but an expense which is not required.
Nice set of sjs .. always used.
Gallops .. luxury, but not essential if you have good hacking, headlands and stubble fields available to use.
Storage for rugs etc .. essential otherwise your tack room will be over run.
Good yard policies/livery contracts... essential
Well maintained grassland..essential
Well maintained manege.. essential.
Good luck in your new venture, though i sadly have to point out it will be years and years until you see any capital return (unless you sell up in a few years!!)
I've never kept my horses stabled so can't comment on that but just thought I'd say mains electric fencing is really good. We had it set up so there was post and rail around the outside of the paddocks and then post and thick electric tape dividing up the fields. it was great as we could switch it off if we needed to fiddle around with the strip graze electric fence without fear of getting shocked and the horses seemed to respect the electric as much as any other fencing and its much safer than wire.
Your yard sounds like it will be amazing, good luck
Just to clarify, the turnout would not be solely individual turnout. We are having 11 paddocks created of varying sizes so that if someone wants theirs in a herd this is possible, if they want just pairs it is also possible and then there are one or two areas for those who want their horses on their own.
It is good to see that permanent electric fencing would not put people off. It would not put me off as I have had my horses on yards that have this, but I feel there are some who are just so stuck in the post and rail idea.
In an ideal world, yes I would have post and rail but then the maintenance and upkeep is very costly (horses chewing etc no matter how long your arms are for electric running on the top... and mine are the worst culprits!) as well as the initial costs which is not possible at the moment