Major fears raised over fire safety of apartments
OWNERS SEEK GOVERNMENT FUNDING TO AVOID BILLING RESIDENTS
AN apartment block on the Newcastle Quayside is the subject of major fire safety fears, after it was found to have dangerous cladding.
Investigations have confirmed that the St Ann’s Quay building features a type of aluminium composite material (ACM) cladding, similar to the panels that were identified as the primary cause of the rapid spread of the Grenfell Tower fire that killed 72 people in June 2017.
Adding to safety concerns at the 10-storey block, the building is understood to have problems with cavity fire-stopping, which would help stop a blaze from spreading, and also has timber balconies.
Residents have been banned from having barbecues and a number have been left unable to sell or remortgage their homes because of the serious safety defects.
The building’s management says it is seeking government funding to remove the cladding, otherwise residents of at the 91-flat building could be left with a bill totalling millions of pounds to pay for the extensive repairs needed.
The Chronicle understands that an evaluation concluded that not only is the building’s cladding not compliant with stricter post-Grenfell fire safety regulations, it would not have met the proper safety standards when it was completed in 2003 – though builder Robertson denies this.
Louise Richley, director at St Ann’s Quays Management Ltd, said: “My top priority is the safety of those living in the building. We have communicated with all leaseholders and tenants and will maintain an open dialogue with them going forward, so they are fully aware of the ongoing situation.
“It is incredibly concerning to learn that the cladding is not only unsafe, but that the builder did not comply with the regulations at the time of build.
“We are hopeful that remediation costs will be covered by the Government funds, but it’s a complex situation and one that needs to be resolved as quickly as possible. The fire service has been incredibly supportive throughout the process and have proactively helped to put mitigation measures in place in the meantime.”
While only around a quarter of the building is clad, mostly at the upper floors, there are ACM-covered
columns that run the length of the structure.
There are also fire safety concerns about the building’s masonry and spandrel panels.
The building’s management is in talks with the Government over applying to two separate funds made available to pay for the removal of unsafe ACM on private high-rise buildings.
Tyne and Wear Fire and Rescue Service (TWFRS) was informed of the dangers last November, since when the building has changed its policy on what residents must do in the event of a fire – ordering them all to evacuate immediately rather than ‘stay put.’
Richie Rickaby, the fire service’s area manager for community safety, said it had been in “constant communication to monitor the interim measures which have been put in place”. He added: “Operational crews carried out a number of visits to the building to ensure familiarity should they be required to attend an incident.
“The TWFRS fire safety department carried out a fire safety audit of the building to ensure adequate fire arrangements were in place. Following this visit, interim measures were implemented by the management company.
“When we were made aware that ACM panels had been identified in various locations on the facade, the property management were in the process of commissioning testing and consultants to identify the extent of the remedial work required. “The TWFRS fire safety department has maintained regular contact to monitor progress and to discuss and progress issues identified during the fire safety audit and this contact has been maintained during
Louise RIchley the Covid-19 pandemic. Newcastle Building Control, as the enforcing authority, and TWFRS are continuing to work with the residents’ management group, and the building management company.
“Residents should take note of any advice communicated to them, and follow the guidance to ensure their continued safety.”
St Ann’s Quay was built almost two decades ago by construction firm Robertson, who said they “have not been made aware of any structural or building issues”.
A spokesperson added: “This building was completed almost 20 years ago when ACM cladding was a popular choice by both architects and developers for rain screening.
“The building was granted a completion certificate in 2003, meaning the material selection was compliant with the building regulations of the time, and the fire-stopping materials were satisfactory.
“The 12-year defect liability period for the building has expired and we would encourage the management company to utilise the Government information in relation to ACM, which clearly states that it is the responsibility of building owners in the private residential sector to carry out necessary measures to ensure the safety of their residents.
“In addition, the Government is providing funding for the removal and replacement of unsafe ACM cladding on private residential buildings 18m or over.”
A Newcastle City Council spokesperson said: “In November last year we were made aware that about 20% of the building’s facade is ACM cladding.
“As a result of further investigation in January further defects were found in the construction of the external walls by consultants acting on behalf of the owners of the building.
“We have not received any complaint in connection with the building, but should we do so we will investigate.
“We have asked to be kept informed of the work being carried out including any remediation work.
“We are aware that the fire service has given fire safety advice as a precaution.”
It is incredibly concerning that the cladding is unsafe and the builder did not comply with regulations