Council could face £6m bill over fire safety refits

An east London authority could have to spend almost £6m in fire safety system refits at two recently completed council-backed housing and commercial developments.

The issues include missing back-up power supplies at a block of 156 affordable homes, and sprinkler system problems at an industrial scheme that have left many business units unlettable.

London Borough of Barking and Dagenham documents show the problems have delayed occupation, limited rental income and forced costly retrofits funded by taxpayers.

A spokesperson for the borough said no-one was currently at risk in the homes, that they remain unoccupied, and that the council was pursuing legal action against the contractor.

At the affordable homes development, the lack of a back-up electricity supply means the sprinkler system and firefighters' lifts would not work if the main power failed during a fire.

Conservative London Assembly member Andrew Boff, who lives nearby, said the issue was fundamental to fire safety in modern buildings.

"It is the back-up electrical system. In these types of buildings, you not only need an electrical system, you need a back-up system as well to ensure the safe exit for people. And that isn't in here," he said.

"The upshot is they have to spend another £3.5m fixing this. It's already cost £85m of taxpayers' money."

The homes are currently empty.

Barking and Dagenham Council said it was working on a safe interim solution while permanent improvements are made, including installing a second electricity generator. It said the main power supply to the block was compliant.

Their spokesperson added the local authority is in the process of taking legal action against the contractor to recoup some of the refit costs.

Nearby on Long Reach Road is a separate council-backed scheme called Industria, a multi-storey warehouse and commercial development which the authority has previously described as a "pioneer project".

The £38m development has also been affected by sprinkler system problems.

Two years after opening, only 17% of the space has been rented.

The council said the sprinkler system was "value engineered" to "balance compliance, cost and anticipated use".

The largest 20 units were designed to allow goods to be stored up to a height of about seven metres (23ft) but because of the sprinkler system installed, flammable materials can only be stored up to 1.2m (3.9ft) high, making the units difficult to let.

The planned upgrades will cost £2.23m plus VAT, according to council papers.

Boff said residents were paying the price for the mistakes.

"In order for this to start paying back to the council, they need 40% of these units to be occupied at a minimum. Only 17% are occupied," he said.

The council and its development arm, Be First, said: "This is a cost-effective solution to meet future demands, supporting the creation of new jobs in Barking and Dagenham.

"It will help secure increased annual income for the borough."

On the affordable homes development, they added: "The council and Be First are working together to ensure a safe interim solution while the permanent improvements are made."

They said no-one was currently occupying the homes, that security guards were on site, and that both the homes and many of the industrial units remained empty while the work was carried out.

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