FRAEW Cannon Wharf
Anstey Horne was engaged to review and progress fire safety works at Cannon Wharf, a seven-storey residential block in Norwich. Our commission began with a peer review of earlier surveys and inspections which we found to be inadequate for decision-making. We then delivered a Fire Risk Appraisal of External Walls (FRAEW) of Cannon Wharf under the PAS 9980 methodology, including targeted intrusive investigations to establish an accurate risk profile and remediation strategy.
The Challenge
Residents and the Right to Manage Company (RTM) required clarity, speed, and proportionate recommendations after prior investigations had caused cost and disruption without providing a robust basis for action. The key challenge was to confirm the true condition of the external wall system, quantify risk, and recommend a practical route to risk reduction that limited resident decanting and programme delay.
Our Approach
- Peer review: We evaluated previous survey outputs and determined they did not meet the standard needed to quantify risk or support a funding application.
- FRAEW to PAS 9980: We produced a full Fire Risk Appraisal of External Walls, specifying and overseeing additional intrusive investigations to validate construction build-ups and fire-stopping.
- Stakeholder engagement: We worked closely with the managing agents and the RTM Director Group to explain why further investigations were necessary, the scope required, and how intrusive works would be managed to minimise inconvenience.
Technical Findings - FRAEW Cannon Wharf
Our investigations identified widespread combustible materials within the external wall system, including expanded polystyrene (EPS), timber, and high-pressure laminate (HPL) cladding. More critically, we confirmed a lack of fire breaks, significantly compromising compartmentation of combustible elements. We also found structurally insulated panels (SIPs) containing combustible insulation within the structural wall build up. These conditions represented an elevated potential for external fire spread and smoke transfer.
Risk Rating and Strategy
Based on PAS 9980 principles and the verified build ups, we determined a high-risk rating for the property. In developing recommendations, we balanced life safety, practicality, resident impact, and programme. While wholesale removal of all combustible elements can sometimes be the most straightforward technical solution, we proposed a proportionate approach tailored to Cannon Wharf. This included:
- Replacement of combustible cladding and insulation that present the primary external fire spread hazard.
- Retention and encapsulation of the inner SIP panels, controlling residual risk without wholesale structural intervention.
This approach avoided the need to decant leaseholders in large numbers, accelerated risk reduction, and focused resources where they would have the greatest effect on safety outcomes.
Funding and Programme Enablement
We supported the managing agent with the application to the Building Safety Fund, ensuring that the evidence base and narrative matched funding requirements. As national funding administration evolved, we continued to engage with the Cladding Safety Scheme, who have now taken over funding for this project. This continuity of support has been crucial in maintaining momentum from appraisal through to remediation.
From Appraisal to Delivery
Following the FRAEW, the project transitioned into our Remediation team to deliver the recommended works. This ensured a clear line of sight from risk diagnosis to solution, with consistent technical oversight, stakeholder liaison, and cost-risk management. The project has been resourced from our London office, drawing on our specialist façade fire safety, remediation, and project delivery capability.
Outcomes to Date
- A clear, evidence based understanding of the external wall risk profile.
- Agreed proportionate remediation strategy that reduces risk quickly while limiting resident disruption.
- Secured pathway to funding under the Cladding Safety Scheme.
- Smooth handover into remediation delivery with consistent technical leadership from Anstey Horne.
Lessons Learned
- Quality of initial surveys matters: Early inadequate inspections can add cost and delay. A rigorous PAS 9980-aligned FRAEW, with the right intrusive checks, is essential to quantify risk properly.
- Proportionality is powerful: Targeted replacement plus encapsulation can achieve timely risk reduction without wholesale decanting, where justified by evidence.
- Engagement unlocks progress: Clear explanations to RTM directors and residents build trust and reduce resistance to necessary intrusive works.
- Funding alignment is critical: Early alignment of evidence and narrative with scheme criteria streamlines approvals and keeps the programme on track.
Key Facts - FRAEW Cannon Wharf
- Location: Cannon Wharf, Norwich
- Building: Seven-storey residential block
- Client: Private RTM - Managing Agent: Watsons Property
- Anstey Horne services: Peer review, FRAEW to PAS 9980, intrusive investigations, funding support, remediation delivery
- Findings: EPS, timber, HPL, insufficient fire breaks, SIPs with combustible insulation
- Risk rating: High
- Strategy: Replace combustible cladding and insulation, retain and encapsulate inner SIPs to avoid decanting and cut programme time
- Funding: Building Safety Fund process, now under Cladding Safety Scheme
Why Anstey Horne
Our team combines deep technical expertise in external wall fire safety with practical delivery experience. We focus on robust evidence, clear communication, and proportionate solutions that protect residents and accelerate risk reduction.
At Cannon Wharf, this approach provided a clear route from appraisal to funding and into remediation, with minimal disruption to occupants and a strong emphasis on timely, risk-led outcomes.
Contact
If you’re responsible for a residential building and unsure about the safety of its external walls, speak to a competent FRAEW provider. At Anstey Horne, our expert team of fire engineers and surveyors deliver independent, proportionate, and fully compliant FRAEW Surveys.
Get in touch with us today to arrange a no-obligation consultation - please call 020 4534 3130.
If you'd rather we called you, or for further information on FRAEW Surveys please fill in our contact form and we will be in touch.
For further information on all aspects of this service see the collection of articles in our blog.
To commission an FRAEW please call 020 4534 3130.
For further information on Fire Risk Assessment, Retrospective Fire Strategies, FRAEWs or advice in respect of your obligations as a building owner, developer or manager, please contact :
Sarah Taylor
Business Support Manager
Building Surveying
London