Arden House, Lewisham

We were appointed by Peabody under a two stage Pre-Construction Services Agreement (PCSA) to develop and coordinate a comprehensive fire remediation scheme for Arden House, an occupied Higher Risk Building in Lewisham comprising 62 residential apartments across ten storeys. The project is being delivered under the Peabody Fire Remediation Framework, where Higgins is one of three appointed contractors delivering a £100 million fire remediation programme on a rotational basis. Acting as both Principal Contractor and Principal Designer (Building Regulations), Higgins is leading the technical design, Building Safety Regulator Gateway 2 submission and construction planning ahead of the main Design and Build contract.

The project involves the replacement of combustible external wall systems and balcony decking to significantly improve the building's fire performance and ensure compliance with current Building Regulations. During the PCSA, Higgins has undertaken detailed Fire Risk Appraisal of External Walls investigations, reviewed the existing building information and developed a coordinated RIBA Stage 4 design incorporating specialist Stage 5 façade design information. Working collaboratively with Peabody and the wider consultant team, the Building Safety Regulator Gateway 2 submission has now been validated and is progressing through the statutory review process.

Arden House presents a number of complex technical and logistical challenges. Located between two operational railway lines, the occupied building also includes commercial units at ground floor level, restricted site establishment areas, an operational boiler flue, an adjacent electrical substation and neighbouring residential buildings. Careful planning has been required to develop a buildable remediation strategy that maintains resident safety, emergency access and uninterrupted building operation throughout the works.

Working on an open book basis has enabled early collaboration with Peabody, consultants and specialist subcontractors to refine the design, coordinate logistics and identify opportunities to enhance the long-term performance of the building, including proposals for a redesigned green roof incorporating photovoltaic panels to support the client's sustainability ambitions.

Resident engagement remains central to our approach. A dedicated Resident Liaison Officer works closely with residents throughout the pre-construction phase, providing regular updates, coordinating access arrangements and ensuring residents remain informed as the project progresses. Through early engagement, detailed planning and collaborative working, Higgins is preparing Arden House for the safe delivery of complex fire remediation works whilst meeting the enhanced requirements of the Building Safety Act 2022.