Paul Walker Assistant Director (LB Havering)
Michael Rourke Senior Regeneration Manager (LB Havering)
Paul Dwyer Regeneration & Community Liaison Officer (LB Havering)
Maria Faheem Project Manager (LB Havering)
Joe Arthur Senior Development Manager (Wates)
Keith Ward Project Director (Wates)
• Following the Grenfell tragedy in 2017, the government has been looking at building safety in taller buildings
• Recognition from government and industry bodies that building safety must be improved.
• It is likely that two staircases will soon be required in buildings over 30 metres, which is approximately 10 storeys.
• This requirement could come into force in Oct 2023 but this is yet to be confirmed.
• Waterloo and Queen Street Phase 1 has a maximum height of 16 storeys and has been designed with a single staircase.
• The updated Business Plan in Feb 2023 identified changing safety regulations as a risk to the project.
National Fire Chiefs Council wrote to SoS proposing additional staircases to high rise buildings
GLA issue a statement which require all referrable planning applications to include two staircases
Department of Levelling Up, Housing & Communities (DLUHC) began a consultation on proposed fire safety measures
DLUHC consultation ends
Construction industry bodies incl. RIBA, RICS, CIOB, NFCC wrote to the SOS proposing two staircases above 18m Today
Expected timeframe for incoming new Building Regulations
Oct 23
• The JV Board propose to construct Phase One under the incoming building safety regulations (with two staircases).
• Although the design meets current building regulations, many local authorities, housing associations and developers are now pausing to consider providing two staircases.
• The Hackitt Report, which was published following the Grenfell Inquiry, stated that buildings should not be constructed to meet the minimum standard but should strive to meet the highest standards of safety.
• Therefore we believe providing two staircases will provide the safest new homes and is the right thing to do.
• The JV Board has decided that the construction of the existing design for Phase One should be paused for a period, to allow the new regulations to be assessed / complied with. The additional second staircase will cost more, but it is still the right thing to do.
• The available options are:
1. Fitting an additional staircase into the existing approved design
2. Modifying the approved design
3. Producing a new design.
• The JV Development Team is developing these options.
“Due to the current uncertainty regarding future building safety standards, Havering and Wates Joint Venture partnership has taken the difficult decision to pause the construction at Waterloo and Queen Street, part of the 12 estates programme through our joint venture.
"The Government has yet to reach a decision about new building safety legislation regarding taller buildings. The current design for the Waterloo and Queen Street site is safe and meets current building safety laws.
“However, regulations are likely to change to require two staircases in the buildings over 30 metres, so we have taken the decision to pause the development at this early point in the construction process until we have a better understanding of what the new regulations will mean.
“Both the Council and Wates remain committed to the Waterloo development and delivering these new homes as part of our partnership. Both parties will continue to work together to establish the best way forward.
"We will continue to keep residents with the right to return to the development, neighbours, local businesses and the wider community informed."
Why are other sites in Romford continuing to be built?
Within London several development projects have halted to review the incoming Building Regulations.We cannot speak for other developers.
How long with the pause be?
This will depend on which option is selected and the detail contained in the incoming regulations.
Will any works take place in the next few months?
We will undertake some drainage works at Phase One in June.These programmed enabling works are anticipated to take up to 6 weeks.
When will the road works start at St Andrews Rd / London Rd junction?
As the work to Phase 1 is now paused, there is no need to do these works at the moment. LBH Highways approval is still awaited.
Can building adjacent to the Parish Hall commence early?
The efficient way to build a scheme, is to start at the SE corner of the site, with the final phase to the North. Alongside this, the main energy centre will be located Block 8 (South of the site) and this would need to completed to provide energy to all dwellings. It is not viable to construct the small parcel of land adjacent to the Church in isolation / earlier.
The delay is due to the concern with building safety. Land values are not a consideration for this site.
Can the route to Waterloo Road be reopened?
This route is no longer a public highway and it is not proposed to be reopened on a temporary basis.
Will the other houses in Cotleigh Road have stock condition surveys undertaken?
Yes.We will be in contact to arrange access for surveys to be undertaken.The new survey reports that have been completed for the homes that back on to the site will be provided in the next 2 weeks.
Will any additional meanwhile uses be considered?
The Community Garden is now taking shape. Other meanwhile uses will be considered in due course, but no decisions have been taken on what these may be.
• Work has now commenced and due to complete at the end of June.
• There will be a number of events planned for local residents to become involved.These will be facilitated by Nomadic Gardens & Wates and residents will be notified in due course.
• There is a dedicated WhatsApp group for communication between residents.
• There are two lockable gates which will use a combination code.We can address additional security concerns if required.
• Anti-social behaviour is being monitored and SSG Support Services are continuing with their regular patrols.
• A community walkabout will be arranged with interested residents to identify any additional ASB /maintenance issues.
• Location of CCTV cameras to be reviewed by Wates and LB Havering.
• The overall tidiness of site will be reviewed, including areas of overgrown vegetation.
For any queries on the day to day activities on site (including anything urgent), please contact:
Colm Nolan
Construction Manager
Wates Residential
Mobile: 0771 369 7344
Email: Colm.Nolan@wates.co.uk
Keith Ward
Project Director
Wates Residential
Mobile: 07516 131 341
Email: Keith.Ward@wates.co.uk
For all Waterloo related queries, please contact:
Paul Dwyer
Residents Liaison officer
Paul.Dwyer@havering.gov.uk
01708 431154 Mobile: 07976 539160
Regeneration@havering.gov.uk
