Cladding Works FAQ

A1: For many years Newlon has been working to rectify issues with the original construction of the triangle. This has mostly been focused on the heating and ventilation systems and fire safety.

Ventilation and heating upgrades were made so that flats should be properly ventilated and heated, but the heating system is designed for a properly insulated and airtight external wall, which is not present in some flats due to the poor construction.

Fire Safety works have involved adding in firestopping (material to stop fires spreading to corridors and other communal areas), replacing the alarm system with a centralised monitored alarm system, reviewing and replacing defective fire doors that stop fires from spreading, introducing smoke ventilation into some communal parts of the building, adding fire signage, adding services to help the fire service fight fires in the building and introducing sprinklers to some areas of the entrance level (level 2). The last remaining element of this work is the cladding which was not installed correctly and was missing Insulation and Cavity barriers that stop the spread of fires in the cladding (though it is worth noting that the majority of insulation installed is not thought to be combustible).

This cladding project seeks to remediate the cladding specifically to rectify the fire issues which were required at the construction of the building and the objection is to obtain an EWS1 form with an A rating. Newlon’s investigations have shown that the current cladding system is in need of replacement.

Last Updated: 1/11/2024

A: Newlon is the freeholder who are responsible for the overall building. The team to undertake the works, Contractor, Rolfe Contracting Limited (RCL). The designers, project managers and consultants, administering the building works contract are Martin Arnold.

[ATRA: RCL is the contractor that has been involved in a lot of the remedial works to date, and so know the building well.]

Last Updated: 1/11/2024

A: If you are in a flat that has the grey metal cladding or red cement board cladding, the contractor will be removing the outside cladding, the rails that support it, the insulation that sits between those rails, and the plastic sheet underneath. They will leave the concrete blockwork and windows in place and will not be touching anything inside the flat unless the works cause damage from outside (see Q11)

Once the wall is stripped back, they will then install a new membrane sheet, cladding rails, insulation, and metal cladding. For the most part this will be a very similar buildup to the previous installation, but the main differences will be that:

• Holes in the concrete blockwork will be filled to avoid any routes for fires 

• The EPDM will be properly affixed to the windows and walls to avoid draughts and water ingress. [ATRA: EPDM is a black rubberised membrane]

• Cladding rails will be installed, with thermal insulators that help avoid any cold spots on the external wall.

• Rockwool insulation will be installed to close any gaps across the walls and to improve thermal insulation of the building in those areas. 

• Cavity barriers will be installed around windows and between each level. 

• Fire stopping will be installed where required. This would stop fire penetrating into the cavity. 

• The new cladding will be installed on top of this. Red cement board will be put back if in a good condition, but the grey metal cladding will be replaced completely.

Balconies will have similar works done, where the existing finishes will be removed. The visible surfaces (other than grey metal cladding) will be retained and put back on top of new membranes, rails and non-combustible insulation.

Some flats that overhang the outside (above entrances, or on the north of the building) may also have works done to the concrete slab below them to replace any defective insulation. This will be reviewed during the project.

Last Updated: 1/11/2024

A: Flats that are entirely brick clad will not have any works to their main external walls as they are deemed safe from a fire prospective. However the only work that will be done as part of this project will be the installation of a cavity barrier at the top of the brick walled area to seal the cavity and reduce heat loss. The works should not cause significant disruption, but we recommend keeping windows closed during working hours once work begins on your elevation.

[ATRA: The special projects team do not have any remit beyond fire-remediation, but we are talking to Newlon to get a formal aknowledgement that the brickwork clad flats may have insulation issues, based on the construction quality of the rest of the cladding.

It is ATRA's view that it is unlikely that the works noted above would make a significant difference to the thermal performance of the brickwork beyond potentially those flats that sit on the joint between the metal and brick cladding, and we would like Newlon to investigate the thermal performance of brickwork ahead of the end of the project]

Last Updated: 1/11/2024

A: Newlon anticipates there will be an improvement to the thermal properties in your home once the air pathways have been removed across the building. 

[ATRA: Note - this is only likely to be true for those flats with metal cladding. The planned remediation could be better, but it is certainly expected to improve the thermal performance both in design and construction compared to the original construction.]

Last Updated: 1/11/2024

A: [ATRA Note: As this is likely to change each month, residents should refer to the latest notes at the bottom of the page which will have the latest breakdown of works. A brief summary is that the podium elevation is likely to be complete around Feb/March 25, internal courtyard in around 17 weeks and remaining areas by April 2025 dependant on receipt of the Network Rail Agreement.]

Works have already begun. There will be in the short term a 6 weeks lookahead construction programme which will be subject to change until the Basic Asset Protection Agreement (BAPA) has been signed off by Network Rail. The full constriction programme will be available after the BAPA has been signed off. The contractor will be held to account for the programme by Newlon and Consultants, but unexpected changes or difficulties such as unusual weather or extra works may cause delays.

The following is the latest 6 week lookahead (sent by Newlon on 8th Nov)

• Elevation A & B: 

  • Tyvek breather membrane is now 90% installed.

  • Installing Brackets & Aluminium rails for the cladding system is now in progress. Elevation B has the brackets and Aluminium rails are 90% complete.

  • We envisage all works to elevation A&B to be complete by W/C 13/1/2025

  • Removal of existing panels to 30 nr balconies: All wall, soffit panels including light fittings will need removing to allow the progress of installing the new cladding system. 

  • We have sent out 2 letters up to date to all residents explaining the process, we have only received 1 reply until now. We are looking to carry out some intrusive works to some flats asap so we can see what is behind these panels, to allow any design matters that may arise to be address, this is quite important on moving the progress forward. Start: W/C 28/10/24 - Finish: W/C 10/11/24 [ATRA: we believe this item is old, as the surveys have been undertaken. If you have not made contact with RCL however, please do so in case they need to arrange the electrician to access your flat]

• Roof scaffolding for the cradles within the courtyard:

  • This has been delayed due to a minor detail outstanding, we now envisage these works to commence w/c 28/10/24, this has now been put back to the below, due to design matters. Start: W/C 04/11/24 - Finish: W/C 25/11/24

  • This operation should be complete within 3 weeks of starting, it will then have to be signed off by the relevant personnel. Once this is completed, the cradles team will then attend site start the cradle install, again all the cradles installed will have to be handed over.

  • The sequence of the installation of the cradles is : E, F & G these are within the court yard area.

  • The cladding works once these cradles are in place is TBC.

• BAPA: 

  • We are still awaiting final approval. It is in the 11th day now of 20 as I understand it to be. On Going.

• Last Updated: 09/01/2024

A: Many leaseholders have struggled to sell in the building due to the EWS1 form stating that works are required. Since 2023 the government introduced legislation to protect leaseholders who find themselves in buildings that need fire remediation works. Newlon is able to provide all of the relevant documentation such as the Landlords Certificate which is widely used for mortgages, which theoretically should be accepted by all major lenders. 

Newlon are committed to the project resulting in a valid EWS1.

Last Updated: 1/11/2024

A: This is expected to be ready 3 months after completion of the project (see Q6)  if all things are equal.

Last Updated: 1/11/2024

A: Works are only happening to the outside of the flats. Builders will be working on the flat either from scaffolding (mainly on the stadium elevation) or from cradles that will move up and down the outside of the building on cables supported from the roof. 

Where cradles are used, a single story of scaffolding is in place which is used to provide an access and evacuation route for those builders using the scaffolding. This also provides protection from any falling debris from above reaching the gardens below (though lightweight debris may still make its way beyond and into people’s gardens). Should this happen, please get in contact with RCL Resident Liaison Officer, Anwar Hassan at Anwar.Hassan@rclservices.com to arrange a clear up.

Last Updated: 1/11/2024

A: Works will mostly be happening from the outside. Builders will only need to access your flat to disconnect the electricity to the balcony light and access the balcony safely, and all materials will be brought and removed from the outside (either by cradle or scaffolding). The builders will wear overshoes, and access to your flat will be arranged in advance of the works.

[ATRA: Those residents who have not had a flat condition survey may also be asked to do this (see Q11) - they tend to take around 10 minutes and are not intrusive]

Last Updated: 1/11/2024

A: The works are happening only to the outside of the flat, but as the works involve fixing into the blockwork there may be occasions when either the wall is pushed to a point where paint and plaster cracks, or in rare occurrences there may be damage to the wall from drilling or /fixings being installed. In all of these instances,  residents should immediately make the Contractor and Newlon aware of the damage, after which the contractor will assess the damage and will seek to resolve on completion of the works to your façade quickly to make good to damage which may include redecorating affected areas. 

The contractor should have arranged a visit to your flat already to take photos prior to works commencing to show what the prior condition of the flat was in the case of any disputes.  

[ATRA: This has only happened once as of Nov 2024 to the best of our knowledge, and it was dealt with quickly and professionally up to and including buying the specific paint used by the resident]

Last Updated: 1/11/2024

A: Scaffolding will be taken away once works to that individual elevation are complete. Unfortunately the low level scaffolding will likely be in place for most if not all of the project as it will be providing a continuous safe route around the building and is also protecting the flats below from any falling debris from the works on the Roof and Façade.

[ATRA 09/01/2024: As of the January meeting scaffolding to A/B on the front of the building is expected to be down by Feb/March 2025. Internal courtyard scaffolding in around 17 weeks and the remainder of the scaffolding, which is mostly the fan-deck at the base of the elevations, will likely be up until around April 2025.]

Last Updated: 1/11/2024

A: The scaffolding is designed and installed by scaffolding specialists and meets the required conditions for scaffolding of this height. It has needed to take into account the ground on which it sits, and other issues.

The scaffolding on the stadium side is 3m high to the first lift to reduce the risk of anyone scaling it, and is protected by an alarm system which connects directly to the contractor’s phone at all times outside of working hours. It is also connected to concierge, the sections of scaffolding that will be in the courtyard is not alarmed, but is accessed only via the courtyard. 

Residents are reminded that they should inform their contents insurance providers about any scaffolding present.

Last Updated: 1/11/2024

A: Netting is being used to stop debris from the cladding works leaving the building site. On the stadium side this is required to avoid anything blowing towards the stadium or the railway lines. This will be in place for the duration of the scaffolding.

When works are happening to flats that don’t have scaffolding, nets will be put in place across balcony openings to prevent debris getting into people’s balconies (though this will be removed when no longer required).

Last Updated: 1/11/2024

A: Newlon has installed temporary lighting with timers under the fan deck scaffold to improve lux levels while the works are in progress. 

Last Updated: 1/11/2024

A: During works it will not be possible to install insulation immediately as the previous insulation is removed. The window of time where the insulation is missing will be minimised as much as possible, however when this occurs during colder months it will naturally lead to flats becoming colder.

Newlon is committed to compensating residents for any additional heating costs during this time, and ATRA is working on agreeing policies in advance of the colder months. Newlon has also committed to compensating residents for any additional costs due to increased heating usage. This would need to be proven via increased energy usage (kWh) compared to similar times in the previous year, or potentially via a simpler calculation undertaken by Newlon.

[ATRA: at the Nov meeting RCL confirmed it is intending to leave insulation on all elevations other than A/B prior to the christmas closure of site to prevent flats being left cold longer than needed]

Last Updated: 1/11/2024

A: The works are being completed to a specific design using specific materials, and the designers Martin Arnold will be on site regularly to inspect the works are compliant with the design and workmanship this will be managed by a Clerk of Works who’s role is to manage and assess the quality of the works before agreeing sign off with the contractor. 

Photographic recording will be taken of each area prior to closing up of the works, and suppliers will also inspect elements of the work to ensure that the contractor is installing materials in accordance with manufacturer’s guidance and specification.

Last Updated: 1/11/2024

ATRA's notes from the most recent meeting have been superseded by the formal Newlon notes below. The next meeting is the 13th February.

Previous Meeting Notes from Newlon:

• 13th February 2025

• 9th January 2025

• 7th November 2024

• 10th October 2024

• 3rd September 2024

Last Updated: 06/03/2025