1. What happened on 11 November?

On Saturday 11 November, a panel of ‘slips’ (which are thin pieces of decorative wall panelling made of brick tiles) on a balcony in Net Street fell from the balcony structure to the ground below. \nEngineers have examined the structure and have identified that the timber strips fixed to the base of the balcony and upon which the brick slips were fixed, had failed and as a result the panel became insecure.\n

2.1 Why did this happen? Investigations and reports

Bouygues UK have carried out an investigation into the cause of the incident on 11 November 2023. That investigation is waiting on some further testing of the underlying materials on the balcony which we will share when this is available. \nB&D Reside commissioned an independent report from NHCC into the causes of the balcony fascia failing on 11 November 2024 at the same time. \nThe purpose of the investigation was to look into the causes of the incident on 11 November, to understand if the issue was systemic to this balcony type and to check if any further mitigations were needed until remediation works were carried out \nYou will see that safety precautions and actions are recommended in the report. Please note that at the time the written report was received, B&D Reside had already instructed the safety scaffolding and issued guidance for residents to stay away from balconies. \nRemediation work on the balconies with fascias that share the same design as the one involved in the incident in November 2023 started in January 2024 with Bouygues UK removing the brick slip fascias. That work is on track to be completed in mid-March 2024. \nPlease see question 9 below for more information on what is involved in that programme.\nNHCC Report\nDate: 28/11/2023\nRe: Weavers Quarter Type 3 Balcony Construction\n“Construction is a brick slip edge system that acts as the fascia for the balconies. The brick slip sections are approximately 450mm in height with insulation fixed on the back. The brick edge slips are supported by a ply board material, the soffit steel sheet sections are fixed by screws into horizontal timber joists, that are placed between the steel balcony support frame.\nThe ply deck and timber joists have been exposed and due to the severity of the decay observed and demonstrated within this report, we are unable to confirm the quality or type of plywood used in this construction and are concerned that the fixings are not robust or sufficient to hold materials in place for any further period of time. The brick slips were fixed by screws to the timber joists, however, upon exposure the fixings were not secure as the joists have fully decayed and are crumbling.\nHealth and Safety issues around this balcony, there is potential for the brick slip and steel sheet soffit sections to fall from height into thelower balconies or public areas at ground level. The brisk slips are unsecure as the timber joists have failed and are crumbling due to ongoing water penetration.\nNHCC would recommend that all balconies with brick slips, and metal panels are removed as soon as possible. [*…]\nOur ongoing concern is that the winter weather will continue to accelerate the decay of the timber joists and ply deck further increasing the risk of potential balcony material failure. \nThe balconies are in a stacked design and could fall on to other balconies or into public areas.”\n*…Note: Safety scaffolding has been in place since before the date this report was received and the programme to remove the brick slips began in January 2024 and will complete in mid-March. This report has been shared with Bouygues UK and L&Q. \n\n\n\n\n

2.2 Bouygues UK Expert Reports

The November balconies - timber report\nBouygues UK have now received the results back from BM TRADA, testing the plyboard and timbers within the external fascia build up to the 77 decorative brick fascia finished balconies - "the November balconies".\nSummary of the report\nThe report confirms that the plywood components used in the November balconies did not meet marine or exterior plywood requirements, which led to failure. \n\nDownload the BM TRADA report 1 pdf\n\nRemediation\nAll the wooden components on the November balconies have now been removed as part of the remediation programme.\n

3. Were you aware of this issue before it happened?

We were not aware of any issues with the balcony fascia prior to the incident and so did not have a reason to carry out an inspection of it. While there have been other defect notices regarding balconies on the estate, those are of a different nature, unrelated to this incident and currently subject to planned remediation works. (please see Q5 for more details).\n

4. How many balconies are affected?

There are a total of 77 balconies that share the same design approach. These are located on the buildings at Clove Court, Lariat Court, Beckett Court and Braid Court. The fascia replacement remediation programme applies to all these balconies. These balconies are \nreferred to as the November balconies\n.\n\n \n

5. What about the other issues around balconies on the rest of the estate?

Some of you will be aware of other ongoing defects and investigations concerning balconies on the estate. This is separate to the issue regarding the balcony on Clove Court. L&Q originally served a defect notice on Bouygues UK in November 2021 following residents’ concerns regarding balconies. This resulted in investigations and works being carried out to most of the 56 balconies of a different design type on the estate. \nIn September 2023, L&Q served another notice on Bouygues UK, after receiving reports of new issues affecting balconies of a different design type \n(referred to as the September balconies)\n. As a result of this, L&Q, BD Reside and Bouygues UK have been in discussions to agree a remediation programme which is now underway.\n

6. Is my balcony safe?

The issues affecting the balconies relate to the surface materials used – that is the decorative fascias and the soffit materials. The balconies themselves are structurally sound and there is no danger of the balcony itself detaching from the building.\nB&D Reside has erected safety scaffolding as a precautionary measure around the outside of the balconies of the same type involved in the incident in November 2023 to make sure that the decorative fascias cannot become detached. \nAs an additional precaution, regardless of where your home is on the estate, or what type of balcony you have, we have asked residents not to use their balconies until further notice.\n \n

7. Can I use my balcony?

No, we ask that residents do not use their balconies until we can be certain that the same issue is not present with other balconies. \n

8. What measures have you taken to ensure the safety of residents and visitors to the estate?

Since the incident occurred on 11 November, B&D Reside, L&Q and Bouygues UK have been working together to ensure the safety of residents and visitors on the estate. As part of that work, B&D Reside made safe the damaged balcony by erecting scaffolding and removed all debris from the scene. \nAs a precautionary measure B&D Reside has put up safety scaffolding around all the balconies of the same design.\nBouygues UK is under way with the first phase of the remediation programme for these balconcies which comprises removal of the decorative fascias.\n \n

9. The remedial programmes: When will inspections/repairs take place?

The November balconies remedial programme - fascia removal and replacement\nThe results of the investigations are almost back – Bouygues UK are waiting on some further testing of materials to be complete. Whilst we wait on that final piece of information, we now know enough to understand what remediation work is likely to be needed.\nAs we mention in question one, on the balcony where the fascia came away, the timber strips on the base had failed and as a result the panel became insecure.\nThe investigations carried out into other balconies of a similar design are suggesting that this was caused by water damage and that it might also affect other balconies of similar design.\nTo ensure that fascias do not become detached on any other balcony, the decorative brick slips will be carefully removed and replaced with appropriate materials, using an updated fixing system that will not have the same issues. \nBouygues UK will do this work in two phases:\nPhase one\nThe decorative brick fascias and the soffits on each balcony will be carefully removed first. This work will start in early January and, weather permitting, should take about 12 weeks to complete. We will share more information about the order in which this will happen in the new year. \nWe will work with Bouygues UK to keep the disruption to a minimum. \n Phase two\nAfter the brick slips have been removed, they will be replaced with suitable alternative materials. The details of what that will look like will be finalised with the Council’s planning team and with feedback from you as residents. \nWe will make sure that your views are heard and we’ll share more information about how you can get involved in that process in the new year.\nThe September balconies - soffit remediation\nWork to strengthen the soffits to the balconies subject to the defect notice service by L&Q on Bouygues UK is now underway.\n

10. When will all these balcony issues be fully resolved?

We understand that the incident on 11 November will have caused great concern. We are sorry this has happened and understandably everyone wants the problems to be resolved quickly and permanently.\nB&D Reside is working together with L&Q and Bouygues UK, to ensure the safety and security of residents on the estate; find out what caused the issue; determine whether this is a problem with some other or all of the balconies of this design, and then put the problem right. \nWe will keep you informed on a regular basis and if you have any additional concerns, please do not hesitate to get in touch with us directly via the dedicated email \nweavers@bdreside.co.uk\n\n

11. Will I be expected to pay for any of this work?

Building defects and the costs of putting them right, including scaffolding, are not included in the costs which are charged for via service charges so you will not be asked to contribute to the costs of these works. \n

12. How will I know what is going on?

We will continue to keep residents informed as investigations move forward through posts on our website here, emails and text messages.

13. Who should I report any issues to regarding my balcony?

If you have any concerns regarding your balcony or have experienced any issues with your balcony that you would like to highlight, please contact the team at our dedicated email address, \nweavers@bdreside.co.uk\n or use the EVO app to report the issue. \n

14. I’ve not received any information on this, what should I do?

If you believe that you are not receiving communications from us, please contact the team on the dedicated email address, \nweavers@bdreside.co.uk\n and we can make sure we have your correct contact details. \nAlso, if you haven’t already done so, please also download the EVO app using the QR code found in your block and register your details to receive updates directly to your phone.\n

15. What are the different roles and responsibilities of B&D Reside, the Council, L&Q and Bouygues UK?

L&Q partnered with the London Borough of Barking and Dagenham (LBBD) in 2013 to regenerate the eastern part of the Gascoigne Estate. This was built by Bouygues UK and completed between 2018 and 2019. \nDuring the regeneration, L&Q acted as a development manager for the scheme, and as part of this contract L&Q has the responsibility for serving notice on Bouygues UK to carry out works related to construction defects. \nThere are nine blocks on Weavers Quarter, five owned by B&D Reside and four owned by L&Q under long leases. All blocks are managed by B&D Reside on behalf of the council, LBBD, which is the freehold owner of the estate. \n \n\n

16 Why are Bouygues UK doing the remediation work and is there any independent verification proposed to ensure standards are met?

As the original builder, Bouygues UK are contractually bound to carry out remediation work to put right latent defects in the construction of the buildings at Weavers Quarter. \nWe have also taken the precaution of getting an independent report into the causes of the incident on 11 November. Our experts will also be engaged to provide additional assurance for us on the remediation programme.\nThe work done to fix the issue will be subject to building control scrutiny and appropriate warranties put in place. We will work closely with Bouygues UK, and L&Q (the development manager) to check that they meet all the required standards of workmanship and materials.\n

17. Will residents receive compensation because of the work?

Some residents have asked if compensation is due as a result of the defects and the remediation. We have raised this point with L&Q and Bouygues UK. We will not allow the conclusion of the remedial works programme to pass without a definitive answer on this question, and further updates on this point will be provided.\nFinancial loss\nThe purpose of the remediation work is to put the building back into the same state it would have been in, had the latent defect not been present.\nBuilding defects and the costs of putting them right, including scaffolding, are not included in the costs which are charged for via service charges so you will not be asked to contribute to the costs of these works. \nIf you have suffered a financial loss as result of the remediation programme then please contact us to discuss your individual circumstances.\n \n

18. I'm in the process of selling my home - will this affect my sale?

If you are selling or remortgaging your home, the buyers and/or the mortgage company will ask questions about planned work to the building as part of their enquiries before contract. When disclosing the remediation programme, you can refer the buyers’ solicitors and/or the mortgage company surveyor to us and we will provide such further assurances they or the buyers surveyor and/or mortgage company may require. \n

19. Why can’t B&D Reside or our contractors, simply step in and do the remedial work?

The obligation to remedy these issues and the bear the costs, rests with the development manager (L&Q) and the developer (Bouygues UK). \nThis means that L&Q must raise the issues with Bouygues UK, which must then put right defects that become apparent in the design of the buildings at Weavers Quarter. \nAll of these responsibilities and duties are set out in the original development contract\n\n \n

20. Why are we waiting for Bouygues UK to do the remedial work?

We understand that it does take some time to properly scope and schedule a professional programme of remedial work. However, we think this work should be done without delay. In practical terms this means we are engaging closely with L&Q and Bouygues UK, ensuring they are making progress and keeping us informed as they do so. \nIn turn, we will ensure that you are kept informed.\n\n

Weavers Quarter Balcony FAQs

8 December 2023

B&D Reside Communications Team

News

This page provides information in response to some of the questions that residents and others have already raised with us. If you have any questions or concerns that are not already addressed here, please let us know by emailing us at weavers@bdreside.co.uk.
We aim to respond by updating these FAQs within 72 hours.

If you believe there is an immediate risk of harm, contact the emergency services directly.

Last updated: 8 March 2024