The Fire Brigades Union (FBU) has described recent changes to fire safety plans for a major residential development in Penge, south-east London, as “shocking.” This follows the Greater London Authority’s approval of the revised proposals.

The development, set to replace the Blenheim Shopping Centre, comprises 230 homes in six blocks ranging from three to 16 storeys. Developers Hadley Property Group and Clarion Housing Group altered their original plans, reducing the height of one building to avoid triggering a requirement for a second staircase.

The London Fire Brigade (LFB) criticised the revised designs, stating they do not "defer to the spirit" of fire safety guidance.

Fire Safety Regulation Changes

In July 2023, the government announced that all new residential buildings in England over 18 metres (59 feet) tall must include a second staircase as part of strengthened fire safety regulations introduced after the Grenfell Tower Inquiry.

In response, Hadley Clarion reduced the height of one of their proposed blocks, referred to as Block A, from 18.74 metres (approximately 61 feet) to 17.7 metres (just below the 18-metre threshold). The change was achieved by lowering the commercial units on the ground floor.

Despite the reduction, the LFB expressed concerns. In a letter to Bromley Council, the Brigade highlighted that the building "is reliant on a single staircase" and stated, "We therefore do not see this as deferring to the spirit of the guidance used and doesn’t ethically justify this decision."

Divided Opinions

The FBU also voiced its disapproval, with General Secretary Matt Wrack commenting:
“The building is essentially the same as another building that would be 30cm taller. Therefore, the risks are actually almost identical to a building that wouldn’t meet the requirements of the regulations.”

Local campaigners, including Mike Payne from the Stop Hadley group, shared their concerns. Payne remarked:
“If the fire brigade are saying that this building isn’t justifiable ethically then clearly there’s something wrong, and that concerns me.”

However, some industry figures disagreed with the criticism. Matt Hodges-Long from the Building Safety Register argued:
“If we look at the wording of the law, I don’t see there is anything wrong with what the developer has put forward in terms of an approach. The regulations kick in at 18m; this building is below 18m.”

Developer’s Response

In a joint statement, Hadley Property Group and Clarion Housing Group defended their approach:
“All the buildings in the scheme comply fully with the latest building regulations and fire safety standards.

“As a matter of best practice Hadley Clarion took the step of redesigning the scheme twice during the planning process to meet evolving legislation... when the threshold was amended to 18 metres... requiring two staircases.

“This was done despite transitional arrangements that could have allowed us to proceed with the original plans. These costly and time-consuming decisions were made to prioritise safety and ensure compliance with the highest standards.”

Approval and Next Steps

Despite the concerns raised by the LFB and FBU, Bromley Council approved the revised plans in March 2024, and the Greater London Authority followed suit in December 2024.

This ongoing debate highlights the complexities of balancing compliance with building regulations and maintaining public trust in fire safety measures.

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