Project overview

This page was last updated 17 February 2022

Triathlon Homes has residents in six blocks of N15 - This page has focus on Hopground House, Cavesson House, Galena Heights and Saddlers House.

All of these blocks are above 18m in height. The buildings were completed in 2012, and were certified as meeting all building and fire safety regulations at the time they were built.

In 2019, the government produced new guidance to check the safety of the external wall systems in tall buildings. 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.

Galena Heights and Hopground House were given a B1 EWS rating in April 2021. The EWS1 form is available in the Important Documents section. 

Investigations on Cavesson House and Saddlers House have concluded and have identified some areas where work is required in order to meet an adequate standard for fire safety.

What steps have been taken at N15?

1. Completion of investigations on all three blocks

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

2. Reviewed the findings

EVML has reviewed the initial findings. On review of these, Galena Heights and Hopground Heights were 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 Cavesson House and Saddlers House to ensure that they comply with the government’s guidelines and can receive an EWS1 form at a B1 rating. EVML have begun work to ensure this can happen.

3. Type 2 FRA 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. 
We are expecting this report to make recommendations about combustible materials on balconies. 

What issues were found in these buildings?

The investigation at Saddlers House and Cavesson House found that there are some gaps in the fire barriers in the external wall, behind the concrete panels. The fire engineers also stated the timber decking on the balconies requires review. A proposal for both issues is to look at mitigating measures such as the installation of additional smoke detectors.  

The mitigating solutions offered by the fire engineers focus on your safety and meeting the requirements of the MHCLG’s guidance and the Fire Safety Order. The installation of additional smoke detection equipment does not address the underlying issues. We are working with EVML and both technical and legal advisors to understand the impact of this in full. We need to seek assurance regarding the areas of non-compliance with building regulations. Until we have reached a conclusion about this, we are unable to rule out the need for further remedial work. 

Full remediation will be a longer and more expensive process, it is likely to be disruptive but will address the defects found. We will keep you fully informed during this decision-making process and are keen to hear your views. 

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?

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 to enhance the safety of your building.  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 measures to ensure that any 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. 
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’ll keep you updated about progress. Unfortunately, these works are not currently eligible for funding from the Building Safety Fund.

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 not currently living in your home.

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