a disaster waiting to happen ?
built by Clancy Developments
Old Stocks Court is a mix of 25 detached and semi-detached properties built around 2000 by Clancy Developments Ltd upon the site of a former factory operated by Tenaplas Ltd, located at the end of an un-adopted road named Tenaplas Drive at Upper Basildon, Berkshire
According to a report made for West Berkshire Council (WBC);
Geotechnical Review Report Final
in February 2014 a collapse appeared in a driveway. The hole measured about 3m wide by 2.5m deep. In March the hole was filled with foamed concrete (32m3). During the course of the remedial works a second new collapse occurred (December 2014). This hole was 9m wide and 5m deep.
with tunnels in “all Directions” how extensive is the damage across the site ?
Steve Longworth writes expert Clive Edmunds told the Council that there is a continued risk of ground collapse that could “happen at any time”.
march 2014 – water from the blocked drains found a route of ingress into the surrounding ground – “this was highlighted as the probable cause by the subsidence expert sent by ouR insurance company”
things to consider
Stantec have said “By April 2000 the developer (Clancy) knew there were problems with the ground conditions yet did not advise the Council” and “it would be best if further investigation was carried out” but Clancy accept no responsibility and the detailed study that PBA advised is needed has not been performed.
Clancy and council
For more background on the planning and construction of the site.
Old Stocks Court – Soakaway (002)
It seems likely that Clancy didn’t act very well and the Council could have done more. The Council have refused too issue any Notices with regards to non compliance with planning and or Nuisance requests (clear threat life a family was suspended over a gas main and the drainage remains unchanged)
drainage
The original Architects changed the plans filed with the Council and removed soakaways, identifying them as a risk. However Clancy’s put them in and the Council signed off.
OSCM inspected the drains in 2014 OPC drainage report 2014 but, despite the crown holes took almost a decade to do anything significant. When they did act they simply replaced the soakaway with a new one and the system still floods right next to where the crown holes formed. OPC drainage report plan. Video of drains flooding next to crown hole site.
oscm and residents
After the second hole, WBC state that the Management Company and a Resident asked the Council for help. The Council, despite not owning land, asked PBA (now Stantec) to do a desk study. This study is not publicised by WBC (and not entered into Stantec’s national database) but can be obtained by FOI. WBC state that they agreed with those that requested the report that it be shared with all the Residents at the time.
the perfect storm
The history of the site is complex. If you are looking to buy here, it might be worth giving consideration to detailed due diligence and sending extensive questionnaires to all parties involved. In particular the Management Company run by a few Residents, to whom you will need to give a Guarantee, should be asked about the liabilities, and lack of subsidence cover in the insurance.
After the first hole one of the Residents wrote to OSCM and said not finding out the cause would be negligent. Expert says drains at fault. However, the Trustees ignored this plea, and even ignored the Members who wanted a survey. The second hole appeared, PBA again recommended a survey and again the Trustees ignored them.
