The plans include residential, commercial, and public spaces, featuring a transport interchange and a basement bus depot. The redevelopment also proposes up to 3,365 new homes, 463 student or co-living units, and new public access to Deans Brook Nature Reserve.

Key issues identified by LFB focus on risks associated with electric vehicle (EV) buses and structural integrity. The fire strategy documents reviewed by LFB lack sufficient measures to address EV-specific fire hazards, particularly in the basement bus depot. LFB highlighted the absence of detailed plans to manage an EV bus fire, which could significantly impact the structural safety of the residential blocks above. Additionally, no provisions are in place for managing toxic runoff resulting from an EV fire. LFB recommended that the scheme incorporate designs that account for EV risks or impose planning conditions to address these concerns before EV buses are introduced.

Further scrutiny was directed at the proposed evacuation and fire detection systems, which LFB found to deviate from current guidelines. The simultaneous evacuation plans for residential buildings raised alarms, as did the insufficient provision of firefighter and evacuation lifts. LFB also noted unclear arrangements for disabled refuges in non-residential areas and extended travel distances within the bus garage, which were flagged as potential safety risks.

To address these issues, LFB has called for a site-wide fire strategy tailored to the specific needs of the development. Recommendations include the installation of evacuation alert systems for buildings over 18 metres, adequate compartmentation to prevent fire spread, and intuitive access for firefighting operations. Automatic sprinkler systems in car parks with EV charging infrastructure were also highlighted as essential safety measures.

LFB’s concerns underscore the critical need for robust fire safety planning in complex redevelopment projects, ensuring that risks are mitigated to protect residents and the wider community.

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