Energy saving and other works carried out to five tower blocks at Weston (International Way)

Throughout the inspection process there have been and, continues to be, ongoing correspondence with BGTL, but so far BGTL have not agreed that they are responsible for these issues and consequently have so far declined to rectify them.

Southampton City Council is therefore leading on rectifying these issues and, if appropriate, may pursue legal action against BGTL to recover the cost.

The council will therefore be identifying the works that need to be carried out and will be commissioning the works.

The council has spent millions of pounds in fire safety and related improvements for your homes:

• Installation of sprinkler and alarm systems​
• Remedial fire-stopping measures between flats and communal areas, and internally between flats ​
• New communal fire doors and screens ​
• New flat front doors ​
• Smoke detectors ​
• CCTV​

Hampshire and Isle of Wight Fire and Rescue Service is fully aware of these issues, and is working closely with us, providing advice and support in relation to these fire safety matters.

In addition to the extensive fire safety work undertaken: ​

• Neighbourhood Wardens (NW) carry out daily walks and visual checks  ​
• NW remove and act upon obstructions (including fire obstructions)  ​
• All fire doors are inspected and maintained as required by the fire safety legislation​
• Fire alarms are tested regularly​
• A Fire Risk Assessment is undertaken annually​
• The sprinkler system is serviced annually ​

The completion of the registration of the building under the Building Safety Act has identified that because of the continuing efforts to mitigate these issues, the building is within the lowest risk category due to the work undertaken.

External Wall Insulation (EWI)

The concern is that the frame that attaches the EWI to the walls has not been installed correctly and therefore this will affect the overall life of the system. 

Windows

​There have been problems with windows leaking and we are investigating why this is. ​

Fire Safety

The EWI is a non-combustible system, however there are issues relating to its installation and the fire stopping ​requirements.

What are the issues?

There are concerns with the performance of the metal framework as part of the EWI. ​

This could affect the lifespan of the EWI. ​

What are we doing?

Experts are inspecting the metal framework part of the EWI system. ​

This connects the insulation to the original structure of the building.​

As part of the ongoing programme of inspections, we are checking the condition and performance to ensure that it meets the required standards.

What are the issues?

Residents have reported leaking windows.​

What have we done?

We have inspected key parts of the window system, including:​

• Frame​
• Sash​
• Sill​
• Head

What have we found?

We have found design and installation issues which are affecting the performance.

• Final scope of work has not been finalised as investigations are ongoing.
• Review inspection outcomes in conjunction with other areas

We will confirm:​

• Works that need to be carried out​
• The programme​
• Any implications for residents ​

​We will provide residents with an update in spring 2024 once we have concluded the inspections and we know what the next steps of the process will be. ​

We are determined to rectify the works that were carried out and we are committed to getting this matter resolved in order for residents to live comfortably in their homes.

The discovery of possible issues only became apparent during the fire safety improvement works to the blocks. 

Initially an issue was identified in one location, on one elevation in one of the blocks. 

The council then worked to identify exactly what the range and number of the issues were and how many blocks were affected. 

Investigations are still ongoing with experts. 

This started as one issue in one location and over time more has been identified, at this time the council does not yet have all the final information about the full scope of the work that will be needed. 

The council has had to source and appoint specialist experts to look at the fire issues, then the windows (at International Way) and the external wall insulation. They have carried out and are still carrying out multiple inspections across all the blocks on multiple floors and in many flats.  

Not all the information is available yet to appoint contractors to carry out the work, but there is sufficient information to share with residents about the issue and to provide assurance that experts are working on this to resolve the matter.  

The safety of residents has been our priority, and we continue to review the issues being identified as this is being developed. 

The council believes that these issues relate to works carried out under contracts with British Gas Trading Limited (BGTL) who had full responsibility for the design and build of these works, and were required to meet the relevant Building Regulations, Industry Standards, and installation requirements. BGTL were responsible for inspecting the work of their sub-contractors. 

Because, despite the information which the council has provided, and extensive correspondence with BGTL and their lawyers, they do not agree that they or their contractors are at fault. BGTL representatives have attended some of the inspections that have been carried out and have seen the issues first-hand. The council will continue to press BGTL to take responsibility for these issues.

The works were required to meet the relevant Building Regulations, Industry Standards, and installation requirements. 

It would not have been visible without looking behind the enclosed surfaces of the building, by either removing the windows, removing the external wall insulation or internal walls.  

Upon completion of the original project, the council had no reason to suspect the work was not completed to the required standards. It is when the fire safety improvement works were carried out to the blocks that this was originally identified.  

Sprinklers were part of a suite of fire safety works which included new flat front doors and communal doors all installed to the highest fire safety standards. Whilst sprinklers will put out a fire in the flats the council has an obligation under the fire safety regulations to ensure that all areas of the building comply with the regulation 

The council is continually looking at ways to mitigate the risk of fire, via annual inspections and Fire Risk Assessments (FRAs), together with reviews of our policies and processes to ensure the blocks remain compliant and safe. 

The full and final extent and detail of the works have yet to be concluded, but as soon as this is finalised a programme will be developed. We are committed to updating you about this in spring 2024. 

The work is likely to take some years to be finally completed across all the blocks.

The council will work to ensure that its contractors when they are carrying out work look to minimise any disruption to residents. 

At this stage the method of resolving the issues have not been confirmed but as soon as this is clear we will make further information available to residents. We are committed to ensure that we will keep residents informed at all the key stages, either with further meetings either virtual or face to face whatever residents prefer. 

Once we get contractors rectifying these works, we will ensure that they also have effective communication processes in place when dealing with resident liaison and engaging with residents.

The Fire Service has a duty under the Fire Safety Order to ensure our communities feel safe in their homes.

Hampshire Fire and Rescue Service is working with Southampton City Council, providing advice and support in relation to these fire safety matters, so that required improvements are completed in a reasonable time frame. As part of this, the Fire Service has carried out inspections at affected buildings.

Residents can be reassured that there are several fire safety measures in place such as sprinklers, fire doors and monitored smoke detection systems to warn and protect residents should there be a fire in these buildings.

Hampshire Fire and Rescue Service continues to work closely with the council to advise on and monitor progress.

The council would like to reassure residents that their home is safe to live in. 

Millions of pounds have been invested in fire safety improvements for your homes – including installing sprinkler systems, fire-stopping measures between flats, and new communal doors and screens – to protect you and your home from fire. 

If the council had concerns, then residents would have been moved out. 

Initially the council will pay for the works, this means that as soon as it is possible to carry out the works it will do so. The council will be seeking to claim as much of the costs of dealing with these works as possible from British Gas Trading Limited (BGTL). 

There will no costs recovered from leaseholders.

Following investigations, it has been concluded that there are only blocks at International Way and Thornhill which have these issues. 

The works will be carried out by qualified and certified professionals. In addition, recent changes to regulations will mean more checks by competent contactors before, during and after the works have been completed.

All new works will need to comply will the relevant Industry Standards and regulations, which will meet fire safety standards.