RICS Level 3 Building Survey in Lubbesthorpe

The New Lubbesthorpe development has transformed the local property landscape, with major housebuilders including Barratt Homes, David Wilson Homes, and Davidsons Homes constructing hundreds of new homes across various phases. While new build properties come with the protection of NHBC guarantees and builder warranties, a RICS Level 3 Survey remains valuable for several reasons. Our inspectors assess the quality of workmanship, identify any construction defects that may have emerged since completion, and verify that the property has been built to specification. This is particularly relevant for the large-scale new build developments in Lubbesthorpe where multiple phases are still under construction.

The local area presents specific geological considerations that our surveyors take into account. Lubbesthorpe sits on clay-rich soils, which are susceptible to shrink-swell behaviour - a significant geohazard that can cause ground movement and affect foundations. While modern construction methods are designed to mitigate these risks, our Level 3 Survey includes assessment of the property's foundations and structure, checking for signs of movement or subsidence that could indicate underlying issues. This is especially important for properties in the area given the ongoing development and the clay geology prevalent across Leicestershire. Our inspectors understand how tree roots in surrounding areas can extend up to 5 metres underground and interact with clay soils, potentially affecting foundations years after construction.

Additionally, flood risk is a consideration in certain parts of Lubbesthorpe. Lubbesthorpe Brook traverses the northern part of the area, and flood warnings have been issued for the brook and Thorpe Astley Brooks in the past. Historic records show that Lubbesthorpe Brook at Fosse Park has affected business properties and extended onto the A536, with an incident in 2012 on Lubbesthorpe Bridle Way requiring water rescue and evacuation. Our surveyors note any flood risk and assess the property's drainage, including any specific flood mitigation measures that may have been incorporated into newer developments. We also check the effectiveness of drainage improvements currently underway at Mossdale Meadows, including the replacement of the culvert bridge over Lubbesthorpe Brook.

The construction methods used in the New Lubbesthorpe development incorporate modern features that our surveyors are trained to assess. Properties at The Burrows by Davidsons Homes on Dee Way feature Georgian and Victorian style architecture with contemporary construction, while Barratt Homes and David Wilson Homes phases on Laxford Lane include homes with solar photovoltaic panels installed on roofs. Our inspectors understand how to assess these modern building features, including the condition of PV installations, the effectiveness of modern insulation systems, and the quality of contemporary brickwork and render finishes that are common across the various phases of development.

• Foundation and subsidence assessment
• Roof and structural integrity check
• Damp and timber decay investigation
• Drainage and flood risk evaluation
• Electrical and heating system review
• Boundary and grounds inspection

The New Lubbesthorpe development is creating a significant new community to the west of Leicester, with plans for 4,250 homes alongside a local centre featuring a Sainsbury's, doctor's surgery, pharmacy, and café. The development also includes extensive green spaces, wetlands, cycle routes, and two primary schools. This rapid growth is attracting families and professionals to the area, driving demand for housing and making survey reports particularly valuable for understanding property conditions in a rapidly changing landscape. The development includes a strategic employment park projected to create approximately 2,500 jobs, making the area attractive for commuters working in Leicester or the wider Leicestershire region.

The area around Lubbesthorpe includes several points of historical interest that may affect property considerations. The deserted village of Lubbesthorpe and the earthwork remains of a medieval rabbit warren near Beggars Lane are designated Scheduled Monuments. While these are located outside the immediate new development area, they contribute to the character of the surrounding landscape and the design of the development's green spaces aims to preserve and enhance their setting. Our surveyors are aware of such local features and their potential implications for property condition and setting, particularly regarding access, rights of way, and any conservation requirements that might affect modifications to nearby properties.

The development is also incorporating environmental features including solar PV panels, street tree planting, hedgehog highways, and swift nesting boxes. These sustainable features are positive for the environment but do require specific knowledge to assess during a property survey. Our inspectors understand modern sustainable construction methods and can identify any issues with these installations that might affect the property's performance or require future maintenance. For example, we check the condition and installation quality of solar panels, assess whether roof-mounted systems have been properly flashed and sealed, and verify that penetration points for cables are properly waterproofed.

Future development is also planned for the area, with Hallam Land proposing an 825-home extension called West Lubbesthorpe adjacent to the existing development, with an outline planning application anticipated in the first quarter of 2026. This continued growth may affect existing properties through construction activity, changes to traffic patterns, and increased demand on local infrastructure. Our surveyors can advise on any considerations relevant to properties near proposed development sites, helping you understand how future construction might affect your property in the years ahead.