Cladding Remediation Brickdale House

Anstey Horne was appointed to deliver a full service across investigation, design, procurement, and delivery of cladding remediation to Brickdale House. Our scope included a Fire Risk Appraisal of the External Walls in accordance with PAS 9980:2022, Project Management, Employer’s Agent, Cost Consultancy, and Principal Designer duties under the CDM Regulations.

Brickdale House in Stevenage is a six storey residential building, originally constructed in the 1970s as a concrete framed office block and converted into apartments around 2014. Four storeys form the original structure, with two additional storeys added during conversion. The scheme sits below 18 m in height.

The Challenge - Cladding Remediation Brickdale House

Following well publicised concerns in the residential sector, Brickdale House required a robust assessment of external wall fire risk and a cost effective route to remove unsafe materials introduced during the office to residential conversion. The building included several combustible components that had to be addressed in a live residential environment without undue disruption to occupants.

Our Approach

1) PAS 9980 FRAEW and risk-led scope

Our team undertook a detailed Fire Risk Appraisal of the External Walls in line with PAS 9980:2022 to identify the nature and extent of risk presented by the existing facade system. The appraisal provided a clear, evidence based foundation for the remediation scope and sequencing strategy.

2) Funding enablement

The remediation works were made possible through public funding administered by Homes England via the Cladding Safety Scheme. Our role ensured that the scope and procurement strategy aligned with the scheme’s requirements so that eligible works could proceed at pace.

3) Comprehensive removal of combustible materials

The agreed works involved removing all combustible elements identified by the FRAEW, including EPS render, ACM cladding, and timber decking. The removal strategy was designed to control risk during construction and to leave the building with compliant, non combustible systems on completion.

4) Integrated project delivery team

We led coordination between the Principal Contractor, fire engineers, cladding consultants, and the client’s representative. This integrated approach ensured that design compliance, buildability, and resident experience were considered together from the outset to close risk and avoid late change.

Roles and Responsibilities

Project Management - driving programme, risk, and stakeholder alignment from pre construction through handover.

Employer’s Agent - administering the contract and safeguarding the client’s commercial and quality interests.

Cost Consultancy - establishing budgets, testing the market, and controlling change to deliver value for money across a £2.8 m scheme.

Principal Designer (CDM) - planning, managing, and monitoring design risk to secure compliance and safe construction methods for a live, occupied building.

Procurement and Delivery Strategy

We embedded a procurement process that set clear standards for quality and compliance. Specifications were anchored in the FRAEW outcomes and aligned to current guidance, and the tender documentation required demonstrable competence from supply chain partners. Our sequencing plan minimised resident disruption and coordinated access to occupied homes, while also maintaining critical fire precautions during each phase of removal and reinstatement.

Key procurement and delivery objectives included:

Ensuring works were carried out to the highest safety and quality standards.

Sequencing to reduce impact on residents and communal areas.

Delivering remediation cost effectively and on programme.

Maintaining focus on timely completion and clear communication throughout.

Resident Liaison and Occupied Works

Working in an occupied setting required careful planning of noisy and intrusive activities, safe temporary works, and clear information for residents. Our programme grouped activities to shorten durations per elevation and per flat, while the contractor interface plan set expectations for access, security, and housekeeping standards. These measures kept the building safe and liveable while critical facade works progressed.

Quality Assurance and Compliance

Quality thresholds were defined up front, with hold points linked to fire engineer sign off and Principal Designer checks. Regular site inspections, photographic records, and material compliance evidence were required at each stage. Contract administration ensured that any variation preserved the fire strategy intent agreed through the FRAEW process and the Cladding Safety Scheme funding parameters.

Outcomes - Cladding Remediation Brickdale House

Risk reduction - All combustible facade components identified by the FRAEW were removed and replaced with compliant systems, addressing key routes of external fire spread.

Value delivery - The £2.8 m budget was controlled through rigorous cost management and targeted re sequencing to avoid abortive work.

Resident experience - Disruption was minimised by a practical, phased plan and consistent communication, maintaining safety and access throughout.

Regulatory assurance - The project followed a PAS 9980 risk led methodology, supported by Principal Designer oversight and multidisciplinary verification.

Key Facts - Cladding Remediation Brickdale House

Building - Brickdale House, six storeys, residential, below 18 m. Location, Stevenage.

History - Original 1970s concrete framed office, converted to apartments circa 2014, with two additional storeys added at conversion.

Client - Fairway Property Investments Ltd.

Value - £2.8 m.

Funding - Homes England Cladding Safety Scheme.

Anstey Horne services - FRAEW, Project Management, Employer’s Agent, Cost Consultancy, Principal Designer (CDM).

Scope - PAS 9980:2022 FRAEW, removal of EPS render, ACM cladding, and timber decking, and compliant reinstatement.

Why Anstey Horne

Our team brings deep experience across cladding remediation, fire risk appraisal, and delivery in occupied buildings. On Brickdale House we combined strong technical leadership with practical programme control and resident focused delivery. The result is a building that meets today’s standards for external wall fire safety, delivered with cost discipline and clear accountability from start to finish.

If you would like a similar end to end service for your building, we can scope a PAS 9980 appraisal, prepare funding aligned documentation, and lead procurement and delivery through to signed off completion.