Buckshaw Village is predominantly modern, but that does not mean every property has the same construction, specification or condition.

The village was developed in phases as part of a much larger mixed-use scheme. Different residential parcels contain detached and semi-detached houses, terraces, townhouses, bungalows and purpose-built apartments. Individual phases have also involved different developers, designs and construction periods. 

A Home Survey can help you:

• identify significant visible defects;
• understand repair and maintenance requirements;
• consider alterations made since the property was constructed;
• identify matters requiring further investigation;
• raise appropriate questions with your solicitor; and
• make a better-informed decision before purchasing.

Illuminati Surveyors is an independent, RICS-regulated surveying firm. We do not pay referral fees to estate agents, and our advice is provided for you as the buyer.

Understanding Buckshaw Village’s Development

Buckshaw Village occupies the former Royal Ordnance Factory site between Chorley and Leyland. The development crosses the boundary between Chorley Borough and South Ribble Borough and has been delivered through a long-term masterplan involving residential, commercial, retail and community development. Redevelopment began around the end of the 1990s and has continued through numerous phases. 

This phased development is relevant to buyers because two properties within Buckshaw Village may differ in:

• age and developer;
• external wall construction and finishes;
• roof design;
• window and door specification;
• drainage arrangements;
• parking and access;
• warranty documentation;
• estate-management obligations; and
• ownership or maintenance of shared spaces.

The survey will therefore consider the individual property rather than assuming that all Buckshaw Village homes are alike.

Survey Considerations for Modern Buckshaw Village Homes

A modern home can still have visible defects, maintenance requirements or alterations that deserve investigation.

Depending on the particular property, survey attention may be given to:

• cracking in masonry, render and internal finishes;
• roof coverings, verges, ridges and rainwater goods;
• junctions between different construction materials;
• window and door installation;
• external ground and paving levels;
• drainage and surface-water disposal;
• ventilation and evidence of condensation;
• insulation-related cold areas where visible;
• garage conversions, conservatories and extensions;
• alterations to internal walls or roof spaces;
• the condition of external joinery and finishes; and
• repairs completed since the original construction.

Minor shrinkage cracking can occur in relatively modern buildings, but cracking should still be considered in relation to its location, pattern, extent and any associated distortion. The report will distinguish between visible matters that appear primarily cosmetic and those requiring monitoring or further investigation.

Different Phases, Developers and Construction Details

The Buckshaw Village masterplan was implemented over many years rather than as one uniform development. Planning records show numerous separate parcels and phases, with different housing layouts and combinations of dwelling types. 

This means that recurring details in one part of the village should not automatically be assumed to apply elsewhere.

The inspection may consider matters such as:

• brickwork and mortar condition;
• rendered or clad elevations;
• cavity-wall detailing where visible;
• movement joints;
• lintels and masonry above openings;
• roof and verge construction;
• rainwater disposal;
• ventilation openings;
• thresholds and damp-proof course levels; and
• the relationship between the house, driveway, garden and adjoining development.

A Home Survey is visual and non-invasive. It cannot confirm concealed cavity construction, insulation installation or inaccessible structural details without opening-up work.

Former Site Use and Environmental Searches

Buckshaw Village was constructed on the former Royal Ordnance Factory site. Planning records show that reclamation and remediation works were undertaken in connection with parts of the redevelopment. 

This history does not mean that a particular Buckshaw Village home is contaminated or defective. It does mean that buyers should ensure the property-specific legal and environmental documentation is properly reviewed.

A Home Survey cannot establish:

• the complete historical use of the plot;
• the condition of ground beneath the building;
• what remediation was undertaken;
• whether contamination remains;
• the contents of planning-condition discharge records; or
• whether environmental warranties or certificates apply.

Your solicitor should review the environmental search, local authority search, planning history, title documents and any available remediation or warranty information for the particular address.

This section is important local buyer guidance, but it should remain measured. The page should not imply that Buckshaw Village generally has a contamination problem.

Drainage, Ground Levels and External Areas

Modern developments rely on coordinated drainage, road and landscaping arrangements. Buckshaw Village includes extensive residential streets, landscaped areas, open spaces and infrastructure developed through different phases. 

During the inspection, visible consideration may be given to:

• external ground levels against the building;
• driveway and paving falls;
• visible drainage covers;
• rainwater discharge points;
• signs of standing water;
• movement to paths, drives and patios;
• retaining features where present; and
• the condition of accessible boundaries.

The survey does not include a CCTV drainage inspection, underground tracing or testing of communal drainage systems.

Where a visible defect, blockage, leakage or unexplained ground movement is identified, further drainage investigation may be recommended before exchange of contracts.

Estate Management, Roads and Shared Areas

Responsibility for roads, landscaped areas, play spaces, parking courts and other shared features may differ between phases and properties.

Some obligations may be dealt with through the local authority or highway authority, while others may remain with a management company or private estate arrangement. Highway and landscaping records demonstrate that adoption and maintenance arrangements have formed part of the wider Buckshaw Village development process. 

A physical survey does not establish:

• whether a road or footpath is publicly adopted;
• the amount of an estate-management charge;
• whether planned expenditure is anticipated;
• who maintains landscaping or shared drainage;
• parking and visitor-parking rights; or
• restrictions contained within the title.

Your solicitor should confirm these matters and explain any service charges, management-company obligations or restrictions before exchange of contracts.

Apartments and Leasehold Properties

Buckshaw Village contains a number of purpose-built apartment developments as well as houses.

When inspecting an apartment, the survey will usually focus on the interior of the flat and those communal or external elements that are safely accessible and included within the agreed service.

The inspection does not replace legal investigation of:

• the lease;
• service charges;
• reserve or sinking funds;
• planned major works;
• building insurance;
• management-company records;
• parking rights; or
• responsibility for windows, balconies and external walls.

Your solicitor should establish these matters before you become legally committed to the purchase.

Alterations Made After Construction

Although most Buckshaw Village properties are relatively modern, owners may subsequently have altered them.

Examples include:

• conservatories and garden rooms;
• garage conversions;
• removal or alteration of internal walls;
• replacement windows and doors;
• loft boarding or roof-space alterations;
• additional bathrooms;
• external canopies;
• electric vehicle charging points; and
• changes to gardens, driveways or boundaries.

The survey may identify visible evidence of alterations, but it does not confirm that planning permission, building regulations approval, developer consent or management-company consent was obtained.

Your solicitor should establish what approvals were required and whether appropriate completion documents, guarantees or certificates are available.

New-Home Warranties and Documentation

Some Buckshaw Village properties may retain part of an original new-home warranty, while older phases may now be outside the warranty period.

The existence of a warranty does not remove the value of an independent inspection. Equally, the survey does not determine whether a particular defect will be accepted as a valid warranty claim.

Your solicitor should confirm:

• whether a warranty remains in force;
• which organisation issued it;
• whether it can be transferred;
• whether previous claims have been made;
• whether outstanding builder obligations exist; and
• whether building-control completion documentation is available.