Newham has experienced significant residential development over the past two decades, particularly in Stratford, the Royal Docks and around the Olympic Park. Many of these developments are high-rise residential towers built between 2005 and 2020 with external wall systems that are now subject to scrutiny under the Building Safety Act 2022 and the Cladding Safety Scheme. For building owners, managing agents and residents' management companies, understanding the remediation pathway is essential.
Newham has one of the highest concentrations of post-Grenfell affected buildings in London. The rapid development of the Stratford and Royal Docks areas created a large stock of high-rise residential buildings, many using external wall systems that include aluminium composite material (ACM), high-pressure laminate (HPL), rendered insulation and other combustible materials. These buildings now require assessment, and many require remediation to meet current fire safety standards.
We provide cladding remediation services across Newham and have detailed experience of the building types, construction systems and funding pathways applicable to the borough.
The remediation process follows a defined pathway: initial assessment (typically a FRAEW in accordance with PAS 9980:2022), determination of the remediation scope, application for funding (where applicable), procurement of a remediation contractor, execution of the works, and post-remediation assessment to confirm compliance. Each stage has specific requirements and timescales, and the overall process typically takes two to four years from initial instruction to practical completion.
The starting point is a Fire Risk Appraisal of External Walls in accordance with PAS 9980:2022. This involves desktop review, visual inspection, intrusive investigation and a risk-based assessment of the external wall system. The FRAEW determines whether remediation is needed, what the scope should be and the risk priority. For Newham's high-rise buildings, intrusive inspections at height typically require specialist access.
For buildings over 18 metres, the Cladding Safety Scheme (CSS) provides government funding for assessment and remediation. The application requires the FRAEW report, evidence of the building's height and construction, ownership details and a proposed remediation scope. Engaging with the CSS early and ensuring the application is complete and well-supported is essential to avoid delays. For buildings between 11 and 18 metres, alternative funding routes apply.
Once funding is approved (or the building owner has committed to self-funding), a remediation specification is developed and a contractor is procured. The specification must detail the works, materials, fire performance requirements and quality standards. Procurement should follow a competitive process, whether through an existing framework or open tender. We can provide procurement and tendering support for remediation projects.
Remediation works on a high-rise building typically take 12 to 24 months, involving scaffolding or access systems, removal of existing cladding, installation of new compliant systems and associated works. Quality oversight throughout the construction phase is critical. On completion, a post-remediation EWS1 assessment confirms the building meets the required standard, allowing mortgage lending to resume and normalising the building's insurance position.
Buildings over 18 metres with unsafe cladding are eligible for the Cladding Safety Scheme. Buildings over 11 metres may qualify for developer-funded remediation or the Medium Rise Scheme. Eligibility depends on height, cladding deficiency and ownership structure. A FRAEW assessment is the first step in determining eligibility.
A FRAEW is carried out under PAS 9980:2022 and involves desktop review, visual inspection, intrusive investigation, fire risk assessment and a report with findings, risk rating and recommended remediation. For high-rise buildings, specialist access equipment is typically required for the intrusive inspection elements.
The full process from FRAEW to completion typically takes two to four years. Assessment and design is 6 to 12 months, procurement 3 to 6 months, and construction 12 to 24 months. Government-funded projects may involve additional administrative steps.
For buildings over 18 metres, the CSS covers remediation costs. Qualifying leaseholders in buildings between 11 and 18 metres are protected by contribution caps under the Building Safety Act 2022. Building owners and developers may also be required to fund remediation. Specialist advice is recommended to identify the correct funding route.
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