In 2018, it was revealed that blocks constructed with large panel systems (LPS) have a ‘systemic structural flaw’ that means they are at risk of collapse, according to fire and construction experts Sam Webb and Arnold Tarling, who urged the government to investigate the issue which they believe is ‘bigger […] than Grenfell’ because the defects identified would cover around 41,000 flats home to around 100,000 people.
LPS was used to build towers in the 1960s and 1970s, with cracks in some flats wide enough to allow residents to slide their hands between the walls. This also leaves the towers ‘at risk of complete collapse in the event of a fire or gas explosion’, such as what happened at Ronan Point in the 1960s, with defects discovered at blocks in Leicester, Rugby, Portsmouth and two estates in London. As a consequence, hundreds of council tenants and leaseholders were moved for their own safety.
With at least 575 such UK blocks still standing, campaign and research group Tower Blocks UK called for a nationwide fire safety audit and inspection by the Ministry of Housing, Communities and Local Government (MHCLG) and the Building Research Establishment (BRE) to inspect them. Four buildings on the Ledbury Estate saw their gas supplies cut in August 2017 and certain residents evacuated as a consequence, with structural defects cited.
Southwark Council had said it was ‘confident’ on the tower blocks’ safety, with inspections discovering ‘urgent fire safety risks in dozens of flats that had been present, in some cases, for up to 30 years’, and type four ‘thorough and intrusive’ fire risk assessments were carried out by council fire safety officers. A report from Mr Tarling and Mr Webb recommended the buildings be demolished, while structural experts Arup recommended extensive strengthening works.
The council later adopted 18 fire safety and repairs recommendations after an independent review of its handling of the issues, before deciding in November 2018 that the buildings would be ‘fully refurbished and not demolished’, with strengthening work to be undertaken. Arup recommended remediation works including a ‘frame of steel columns and beams built inside’ flats from floors eight to 13 held together by ‘a new structure on the roof’, or to demolish all four buildings.
The options were to be subject to resident ballots ‘in the coming weeks’, but this has been delayed due to the outbreak, and the works ‘put on hold’. Inside Housing has now reported that due to the pandemic, homeless families in Southwark are being moved into empty homes in the development despite it still requiring ‘major work to make it safe from fire or collapse’.
There are many empty flats in the estate because ‘they await either major strengthening works or demolition’ due to the ‘serious construction defects’, with families moved in from temporary accommodation with shared bathrooms and kitchens. Around 60 empty flats will be used to allow families to self isolate during the outbreak, with a council spokesperson commenting that ‘extra safety measures’ had been agreed with London Fire Brigade to ensure blocks ‘are safe to occupy’.
Recent statistics found that Southwark had 2,731 households in temporary accommodation, the country’s sixth highest figure, and providing safe accommodation ‘has been a major challenge for councils’ during the outbreak due to hotels closing. It had anticipated remediation works by not placing residents in the towers, and offering rehousing elsewhere while buying back homes from leaseholders, one tower ‘entirely unoccupied’ and only 45 of 168 flats in the other three occupied.
New safety measures are ‘understood’ to include a 24 hour waking watch, an integrated fire alarm system and ‘work to fill up cracks that could have allowed fires to spread’. Residents will also be offered a verbal safety briefing and safety information packs, with Tower Blocks UK producing a separate guide that it intends to distribute to the new residents. This includes ‘vitally important’ advice warning not to bring bottled gas into the building over fears of explosions and collapse.
The group’s Danielle Gregory, also co founder of Ledbury Action Group, stated: ‘Whilst we understand the urgency, we feel that Southwark should be exploring safer alternatives first, before moving families into flats that fail to meet the regulations for structural and fire safety.’
Kieron Williams, cabinet member for housing management and modernisation, said: ‘We‘re working very hard to make sure everyone in Southwark has a safe home during this emergency. We moved very quickly in March to offer all rough sleepers self-contained accommodation. Our next priority has been to help families living in accommodation with shared kitchens or bathrooms into self-contained homes so they can safely self-isolate.
‘We’ve already identified 200 properties in the borough for them to move into, including 60 on the Ledbury Estate. The homes on the Ledbury are all in blocks people are already living in, but in flats that residents have moved out of ahead of the planned refurbishment or rebuild of the block. They are free to use because the final plans for the four towers on the estate have now been delayed.
They were due to be agreed through a ballot of residents in a few weeks’ time but due to the coronavirus that has been put back. In the meantime, they are really good-sized homes for families who urgently need them. Whilst there are long-term issue issues with the blocks, that the refurbishment or rebuild will address, we have extra measures in place that we have agreed with the fire service to ensure they are safe for all residents.
‘We are in constant conversation with the permanent tenants and residents of Ledbury, who understand that in an emergency, the empty properties on the estate provide a safe and comfortable temporary home for these families.’