Project overview

This page was last updated 17 February 2022

Triathlon Homes has residents in four blocks in plot N03 - Istra House, Festive Mansions, Lucia Heights and Samphire Heights.

The buildings were completed in 2012, and each was certified as meeting all building and fire safety regulations at the time it was built.

In 2019, the government produced new guidance to check the safety of the external wall systems. As a result, building management teams across the country must now make sure all tall buildings are compliant with the guidance and safety defects are addressed.

Festive Mansions was given a B1 EWS rating in April 2021. The EWS1 form is available in the Important Documents section. 

Investigations on Lucia Heights and Samphire Heights have concluded and have identified some areas where work is required in order to comply with fire safety regulations.

What steps have been taken at N03?

1. Completion of investigations on all three blocks

EVML's fire engineers have completed investigations into the building materials used and the standard of construction of the external walls, and we have received the engineer’s findings.

2. Reviewed the findings

EVML has reviewed the findings. Festive Mansions was awarded an EWS1 form at a B1 rating. However, the findings have unfortunately revealed that EVML will need to carry out some remedial work to Lucia Heights and Samphire Heights to ensure that they comply with the government’s guidelines and can receive an EWS1 form at a B1 rating.

ACM has been found on the balconies throughout the plot. Further investigations are ongoing and EVML are liaising with the London Fire Brigade and their fire risk assessors about the appropriate solution.

3. Undertaken Type 2 Fire Risk Assessments

Over recent weeks, you may have seen EVML’s contractor, Arkle, and the fire risk assessor undertaking some investigations in your building. This is for a Type 2 Fire Risk Assessment which is being used to assess escape routes and whether the fire breaks in the stair core areas are well constructed. The focus in the stair cores has been on any external walls. The Fire Risk Assessors are not able to approve the proposed mitigating measures without certainty that the escape routes have adequate protection. 
These investigations have now finished. EVML will pass the outcome of the assessment to the fire engineers so they can be specific about the exact mitigating measures required in your building, and/or whether remedial work will need to be undertaken. EVML expect to receive the engineer’s report and findings by the end of March 2022. As soon as we have any further information about the findings, and what this means for you, we will let you know.

What are you doing to ensure residents are safe?

EVML have taken advice from the fire brigade and their fire safety engineers to make sure that your homes have the right additional precautions in place to ensure your safety in the event of a fire.

The fire engineers stated that no additional interim safety measures are required, and there is no immediate risk to residents or their properties. 
All our fire alarms are monitored 24/7 by trained staff in the on-site control room. 

What happens next?

1. We are currently taking legal and technical advice regarding the report on the N03 plot

2. EVML’s technical teams are looking at the mitigating measures required to give greater assurance on safety and are liaising with their fire risk assessors and the fire brigade on this. They are also looking at the options to remove the ACM from the balconies.

3. EVML has completed the process of assessing other blocks and areas of your building to make decisions about the programme and specification for removal of the ACM on balconies. The inspection report will be passed to the fire engineer for their review and recommendations.  The report is expected by the end of February, and if there is any change to the information we’ve already given you, we’ll let you know. 

4. EVML is already preparing for the findings of the reports with a view to start a tender process for the work recommended by the fire engineers.  
5. The works to your building are likely to form part of a wider contract across a number of plots. EVML want to ensure there is a focus on higher risk areas as well as managing any programme so it delivers cost efficiency. The potential work required includes removal of combustible materials from balconies, measures to ensure escape routes are adequately protected and installation of smoke detectors in your home. The exact requirement will be specified by the fire engineer, and we’ll circulate this information to you when we have it. 
6. The development of the specification for the tender will be a complex piece of work. We appreciate that time is of the essence, and you need the information to make plans. We don’t have a detailed timetable at the moment but we’ll keep you updated about progress.

7. An assessment of the eligible items for funding and the impact on mitigating measures will take place.  Where possible, any necessary work detailed above may be combined with other remedial measures if government funding is approved in time and if it makes economic and practical sense to combine the two programmes of work. We’ll keep you updated about this.

We will be communicating with you regularly about progress - please make sure we have your most up to date email address so that we can send you updates, particularly if you are currently living away from your home.

We will keep this microsite updated with information as this becomes available.