Starting from scratch - stables / yard

[Annagain]

An old friend from school has contacted me (after 20+ years) to ask my advice about stables. She’s knows I’m horsey from our school days and mutual friends and lives locally.

She has a house with land, a young daughter who is horse mad and is thinking about putting stables in, partly for the daughter and partly as they don’t really have a use for the land and would like to make it pay. I think she might be thinking about renting the place out once it’s built (probably as a whole) but with one eye on her daughter having a pony there in future when she’s a bit older.

I’m going to see her and have a look at the place tomorrow with a view to advising her on what horse owners would want. I believe she has about 15 acres.

I’m used to being grateful for what I’ve been given so if you were building from scratch, what would you have? Some of my initial thoughts are:

Wooden/ block stables / American barn? I assume some will be easier to get, planning wise, than others? Not sure if they have agricultural or equestrian planning at the moment, the house is a converted barn in a little complex - her parents and her sister live in the other barns.

Storage - as much as possible is an obvious one but would you have one big area or a separate feed and tack room? Hay storage?

How much of a yard? The yard at ours is huge, and while the space is lovely, it’s pain to sweep, is there a happy medium?

Would you opt for bigger stables that might cost a bit more to put in but would keep your options open to renting to a wider range of people /horses?

Trailer /lorry parking?
Access for hay / bedding deliveries?
Drainage? (drainage on our yard isn’t the best so I’m very aware of it)
Separate entrance for the yard from the house so they don’t get disturbed?
Muck heap?

I’ve no idea how much of that is possible but just some of my thoughts. What have I forgotten?

 

[Pearlsacarolsinger]

Is she thinking of putting in a school?

 

[splashgirl45]

in an ideal world i would like american barn with doors at the back of each stable and a turn out area for each horse so they can mooch about in the fresh air if they want to. a heated drying room for rugs, under cover space for farrier, hot shower for the horses..., ideally a toilet and sink and tackroom with kettle etc..gates to fields wide enough for tractors etc for field maintenance.... mind you i would be happy with a decent sized stable and all year round turnout, i could take my tack home if no tackroom, and somewhere to hose off legs when plastered with mud would be nice

 

[milliepops]

If they can then I agree, American barn with windows to the outside is my preference too, then when the weather is awful you don't have to be getting soaked, and when it's nice you can have the airflow.

My preference is to have feed and tack in separate rooms if possible. If you get rodents then you aren't worrying about them getting at your tack. Also it's a smaller room to secure.

I think if they can offer bigger stables that is a lovely idea. But I've always been ok with 12x12 ones.

 

[Annagain]

Is she thinking of putting in a school?

I doubt it, I think that’s probably too much of an outlay.

 

[Annagain]

I suppose a barn could be a good starting point as they could fit it out internally as they go? Some people would probably really like a barn set up like ycbm’s? I probably would to be honest! As much as the hot water shower and rug drying would be lovely I don’t want to scare her off by going all out!

 

[Flicker]

For me, the bigger stables the better. I would echo Splashgirl and milliepops regarding American barns. Definitely somewhere for wet rugs. Lighting is important too - so many stables have lighting that is very dim and useless for checking out whether that dark splotch in the hoof is a bruise or mud.
My dream yard / house set up would be for the barn to be linked to the house via a utility room - so you go from the kitchen, into the utility and then into the barn. So I could feed the horses in my pyjamas without having to go outside. But I’m supremely lazy...

 

[Dasher66]

A covered space for the farrier to work in and have the hay barn separate from stables in case of fire. Obviously not necessary if it’s only a few bales.
Security is an issue - it’s a good idea to have two gates between the yard and the road and for the access to the stables to go past the house.

 

[Annagain]

A covered space for the farrier to work in and have the hay barn separate from stables in case of fire. Obviously not necessary if it’s only a few bales.
Security is an issue - it’s a good idea to have two gates between the yard and the road and for the access to the stables to go past the house.

Good point about security, thanks.

 

[PurBee]

For me, the bigger stables the better. I would echo Splashgirl and milliepops regarding American barns. Definitely somewhere for wet rugs. Lighting is important too - so many stables have lighting that is very dim and useless for checking out whether that dark splotch in the hoof is a bruise or mud.
My dream yard / house set up would be for the barn to be linked to the house via a utility room - so you go from the kitchen, into the utility and then into the barn. So I could feed the horses in my pyjamas without having to go outside. But I’m supremely lazy...

i thought i was the only one feeding horses in pj’s and slippers! ? but i just go out..all weathers...its handy having a floor length waterproof overcoat.


OP - youve mentioned most things in your first post that are the basics to consider. Everything else is ‘frills’.

Water to all fields...dug in to prevent freezing of surface-laid water pipes.

A hay soaking area as more people seem to be into it - so barrels, hooks to hang up and drain, water supply, drain run-off at this area to stop run-off going onto land and it being perpetually boggy there.

Depending on climate/soil - a really nice addition would be to have a perimeter track around the outside of the fields/borders - 10 feet wide roughly - then could offer ‘track livery’ aswell as standard livery - again, as the trend is understanding keeping horses moving, especially lami/ems types. Track liveries are full to bursting and hard to get a place at the few that operate. Something to consider if theyre going to be putting in field fencing anyway.

The perimeter of 15 acres is big enough to offer 2 track systems - one for geldings and 1 for mares.
But truly - the climate needs to be fairly dry - east uk - and or the soil already very firm. Otherwise it’ll be a track of squelchy mud in no time, esp. in winter.

Another aspect that’s super to have yet many places dont because it was never thought of when stables were built and hard to add it once everything’s in place - is a hard-standing area off each stable. Its handy for those who are on box rest to have more room/fresh air/socialisation - or if the weather’s so terrible the land is too wet for turn-out. Depending on space/finances depend on how large the hardstanding is. But generally 4X the stable size is the minimum, really the bigger the better.

Another element to consider - toxic trees/plants currently on the land, and the removal of them.

 

[Annagain]

Thanks, fields are good to go. They have previously had horses on them (sheep more recently) are well fenced and have water. I don’t think they’ll be getting fiddled with much, it would just be a case of adding a small yard and stables. I’m just looking at satellite images to work out what to put where!

 

[Frumpoon]

What kind of soil and where in the country?

 

[fredflop]

What’s the hacking like? If it’s poor they will need a school to attract liveries.

 

[Annagain]

What’s the hacking like? If it’s poor they will need a school to attract liveries.

As good as it gets in this area. A lot of yards have schools but not many have the hacking this would.

What kind of soil and where in the country?

Not sure of the exact type but definitely not clay. A friend kept her horses there a few years back (before the barns were converted) and they lived out all year with no problems. We’re in S.Wales near the coast so quite wet but mild.

 

[blood_magik]

We started from scratch on 13 acres.

we have:
American barn with 8 stables (2 12x14, 6 12x12). All with sealed rubber flooring and windows so the horses can look out

Separate feed/rug/tack rooms

Washing machine and rug driers (saves a fortune doing them ourselves)

Wash bays with extra lighting for vet/clipping

Separate hay shed which doubles as feed/bedding and rug store.

Lorries stored under cover where they can be plugged into the mains

Speaking from experience here - Your friend needs to think about being able to get equipment into the barn aisle if they go for an American barn. If a horse dies in its box how will it be recovered?

 

[Abby-Lou]

Barn & internal stables complete with hay & bedding store. Consideration for hard standing for winter, drainage of land & concrete area for wash down. Suitable yard size for trailer horse box parking. Are you putting muck in trailer to be removed or storing as muck pile. Lots to think about and prioritise what you really need and add later as you can afford. I did completed similar exercise 9 years ago was proper hard graft but totally worth it, make sure your friend gets up front quotes so no unexpected bills, its surprising how much it all adds up.

 

[Xmasha]

Definitely an American barn . Advise your friend to contact one of the main steel framed manufacturers who can sort the planning out . With 15acres she should have enough land for this to go through ( depending on location etc )
I’d also have access to small outdoor pens from each stable too .

 

[Annagain]

Thanks all, I’m meeting her this morning so will work out exactly how far she wants to take it. She’s totally non-horsey so I don’t want to scare her off with washing machines etc but I’ll definitely talk her through must haves right up to dream scenario!

 

[Reacher]

i .

Another aspect that’s super to have yet many places dont because it was never thought of when stables were built and hard to add it once everything’s in place - is a hard-standing area off each stable. Its handy for those who are on box rest to have more room/fresh air/socialisation - or if the weather’s so terrible the land is too wet for turn-out. Depending on space/finances depend on how large the hardstanding is. But generally 4X the stable size is the minimum, really the bigger the better.
.

This is what i have - each stable opens onto a hardstanding area -roughly 5 x size of stable. The stable door is always open so they can amble about as they choose.

 

[Tiddlypom]

An American barn with a small pen outside each one would be the ideal, and has the benefit of more choices for evacuating horses in case of fire.

Good idea to get planning on board early, it would be worth using someone who is used to dealing with planners. The big stable/American barn manufacturers know how to present an application, so perhaps try them first.

 

[Trouper]

I think I would want to concentrate on the land first. What is it like winter/summer and make a hard-nosed decision on how many horses it could comfortably accommodate? There is nothing worse than not having enough grass in some seasons and having too much in others. How would it need to be managed?
Once you have that figure then I think all the aspects others have mentioned can be planned from there.

 

[Gloi]

Put her off until her daughter is older and is riding if they aren't horsey. A lot less hassle to rent it out for sheep.

 

[coblets]

Personally, I'd go for a L shaped stable block, with a covered area for grooming in the rain (and a clock tower - they always look so nice). Separate feed, tack, hay room for sure. Yard to make a rectangle shape with the stable block - so not too big, but enough to tie up a couple horses at least and still have room to muck out. Bigger stables for sure, ideally with the stable positioned in a way that you can leave the stables open and they can go in/out of the fields as they choose.

Realistically though, until the daughter's older, I'd suggest just buying a couple temporary stables or field shelters. At least you can sell them if she loses interest.

 

[Melody Grey]

My main considerations would be:
-not over-stocking the land so all year turn out was possible...or all-weather turnout areas if the land is extremely boggy in the height of winter?
- separate, secure storage for everyone. People leaving the tackroom unlocked on my current yard is a constant bugbear.
-proper post and rail fencing with mains energised electric rope on the inside.
- easy access into and off the yard whilst mounted.

...basically that’s turned into a list of what riles me about the yard I’m on currently!

 

[canteron]

I have a barn 45m x 15m. It is currently sectioned into 2 15mx 15m with a corridor through the middle, but the partitions are moveable so complete flexibility.
Lots of windows and barn doors at one end ..... so could become a garage if I swop horses for classic cars ?
And obviously feed room, tack room, hay barn on the other bit of the “L”.

 

[Annagain]

My main considerations would be:
-not over-stocking the land so all year turn out was possible...or all-weather turnout areas if the land is extremely boggy in the height of winter?
- separate, secure storage for everyone. People leaving the tackroom unlocked on my current yard is a constant bugbear.
-proper post and rail fencing with mains energised electric rope on the inside.
- easy access into and off the yard whilst mounted.

...basically that’s turned into a list of what riles me about the yard I’m on currently!

That makes a lot of sense! I was thinking of a mounting block as I have giants, you always base these things on your own experience don’t you.

I had a look today and told her she really needs to think about whether they want the disruption. It’s down a single track lane (that they own) and there are two other houses that have access. They need to be sure their neighbours (one in particular would be quite close) are ready for quite a few cars to be arriving and leaving, potentially very early in the morning. She also said she’d like the stables overlooking the house as she’d like to see the horses tucked up for the night but when I pointed out that would also mean liveries being able to see in (her house is very open) she realised it might not be a great idea. There’s plenty of room to have them tucked out of the way though.

The land is great, although a there’s a fairly busy (thanks to lockdown) public footpath through one of the fields. It would probably be ok in winter with fewer walkers but it’s also closest to the river so might be too wet in winter. I’ve walked the dog through it quite a lot and never really noticed it being wet but I wasn’t looking at it with these eyes then! The other three fields are great though, decent, well established hedges all the way round. I think she’d want to rent it as a whole rather than having individual liveries, more to limit the number of people there than anything so I’m thinking 4 or 5 stables would be plenty and that would mean not having to use that river field. My only concern at the moment is access to the main field from the yard at the moment is effectively through their (albeit large) garden. I think they’ll need to put another gateway in to avoid disruption and keep their kids and dogs safe. I’m going to write it all up so she has time to read it properly and think about it.

I think she’s a long way off the specifics of what to have at the moment and really needs to focus on whether to do it at all first.

 

[mariew]

It feels wrong being negative but I suspect she should try to do something (anything) other than a stables if she wants to earn money

Looking at everyone's suggestions it's going to cost her a fortune and take a very long time before she sees any profit.

If just for her daughter I would just bung up 2-3 stables and install a container or two for storage. Maybe rent out as sole use until they need it and hardcore what.you can.

 

[chaps89]

It feels wrong being negative but I suspect she should try to do something (anything) other than a stables if she wants to earn money

Looking at everyone's suggestions it's going to cost her a fortune and take a very long time before she sees any profit.

If just for her daughter I would just bung up 2-3 stables and install a container or two for storage. Maybe rent out as sole use until they need it and hardcore what.you can.

This with bells on.
The set ups described above are mostly dream set ups, definitley for properly horsey people/lottery winners (apologies if I have wrongly assumed your friends are not in fact lottery winners!)
For someone just getting into it, that's a big outlay/commitment.
Even just some basic stables, shipping containers and Hard core would rent out pretty sharpish around here - I always see ads posted from all around the country looking for places to rent, so I'm sure a more basic set up would still be snapped up. I imagine even this sort of set up wouldn't necessarily be cheap, but it can still be done nicely.
I'd focus more on things like access (day to day for cars for owners but also tractor for field maintenance, hay deliveries, horse boxes etc), availability of water, drains (why do so few yards have drains?!?!?!?) Muck heap location & storage/removal, security, somewhere safe for horsebox parking if they're so inclined. Basically the infrastructure rather than the dreamy extras! As those things got wrong can be a real pain/mess.

 

[splashgirl45]

another thing to think of is daughter would be better to have a pony at a good livery yard so there is support and company for her...if parents arent horsey getting a pony to live at home is not a good idea... the other thing they could consider is just grass livery to start with....

 

[Harry Houdini]

Good point about security, thanks.

Good access for the fire engine if ever required - I believe most counties a fire marshall will come to your site and advise on access and hoses/water supply, fire prevention etc.