St. Anne's Quarter remedial works

About the remedial works

How did you identify that remedial works are required to the buildings at St. Anne’s Quarter?

Following advice issued by the government in January 2020 regarding the management and safety of tall buildings, we’ve been carrying out detailed investigations to our properties to ensure they meet with applicable Building Regulations and the government’s updated guidance.

A Fire Risk Appraisal of the External Wall (FRAEW) was carried out at your building by an independent engineer. Through the process of carrying out this detailed investigation, it became clear that remedial works are required to the external walls.

What are the concerns with the external walls?

We now have the full report following the Fire Risk Appraisal of the External Wall Systems (FRAEW) of your building which checked all wall types. In summary, the FRAEWs have identified the following risks which vary from building to building, so all of the risks may not necessarily be relevant to your building:-

Combustible materials in the external walls;
Incorrectly fitted or missing cavity barriers;
Missing cavity closers in windows and/or fire-rated sleeving to air vents;
Concerns about access by the Norfolk Fire and Rescue Service;
Risks arising from unidentified materials which may be combustible.

Your safety is our utmost priority and we have taken steps straight away to comply with the recommendations of our consultants to mitigate those risks and ensure your continuing safety in your home

We’ve already installed mitigation measures at St Anne’s Quarter to ensure a high level of protection in the unlikely event of a fire, and Norfolk Fire and Rescue Service have confirmed that the steps we’ve taken are suitable and sufficient to ensure your safety.

How do you know these issues affect all buildings?

While it wouldn’t be possible to check every single wall, the surveys that have been carried out to-date have been done strategically so we can understand the anticipated scope of issues. We believe the checks we’ve done so far are thorough enough to deduct reasonably reliable conclusions.

How long will the remedial works take?

We’re currently carrying out further investigations to understand what remedial works are needed in light of the findings of the report and we’ll keep you updated on any long-term remediation plans.

Completion of this step may take a considerable amount of time. It’s likely to take a number of years as it will involve various stages – including designing a technical solution that’s suitable for your building, seeking planning permission, carrying out works, and getting sign off from building control.

We’re committed to keeping you updated as plans progress and we’re sorry that we can’t give you any more confirmed information at this stage.

Will you need access to our homes to carry out the works?

When we have an agreed plan for the long-term remedial solution for your building, we’ll share the programme of works with you and confirm whether we’ll need access to your home to complete the works. Please be assured, we’re committed to keeping any disruption to residents to a minimum.

Will we need to move from our homes temporarily while the works are carried out?

We don’t know the extent of any remedial works so we’re sorry that we can’t give you any more confirmed information at this stage.

Is the original developer still trading and what happens if they won’t cover the cost of the works?

It was announced on Friday 20 September that ISG, the main contactor of St. Anne’s Quarter, has filed for administration. We want to reassure you that we remain fully committed to undertaking remedial works to the external walls of your building. As we’ve previously confirmed, we’re exploring the availability of government funds that may be available to help cover the cost of the works and we’ll continue to do what we can to access available funds. We want to take this opportunity to remind you that any remedial works we carry out to improve the safety of your building will be at no cost to you.

Is the Fire Risk Assessment still valid?

Yes. The FRA for your building is valid until such a time that the next FRA is due.
Timings are decided by assessors according to the risk category of the building.

This could be up to three years from the date of the previous FRA.

What is the difference between a Fire Risk Assessment (FRA) and an Fire Risk Assessment of the External Wall (FRAEW)?

An FRA is a document that assesses the fire safety risks across an entire building. It includes many factors, from building materials to fire escape lighting and signage.

One of the most important changes in the new Building Safety Act has been an acknowledgement that the walls of buildings are no longer simple bricks and mortar. Instead, most new buildings have what is known as an 'External Wall Systems' (EWS).

EWS can contain many different materials and can have complicated arrangements, which require an expert in EWS to carry out an assessment specific to the EWS. These expert assessments are called Fire Risk Appraisal of External Wall, or FRAEW for short.

What is going to be done to ensure cavity barriers are refitted correctly second time around?

The programme of works will be designed to ensure the external wall systems meet applicable Building Regulations and the government’s updated guidance.

The works will be recorded as part of the ongoing project and evidenced throughout each stage of the remediation.

Will residents get to see the data from the BIM modelling?

Yes, we had hoped to share the results of the BIM modelling to you later this year. As the project will now be completed early in 2025, we will present the results then.

Do I need to tell my insurer about the issues with the external walls?

If you have taken out your own contents insurance, it’s important that make your insurer aware of the current issues, otherwise your insurance may be void if you go on to make a claim.

Will residents get to see the data from the BIM modelling?

We’ll present the results of the BIM modelling to you in 2024, once complete.

Update on FRAEW report for St Anne's Quarter

We now have the full report following the Fire Risk Appraisal of the External Wall Systems (FRAEW) at St Anne’s Quarter, following the assessments that were carried out by independent specialists, Tennyson Suites Ltd. We also have a summary produced by our consultants, Totus Digital.

If you’d like access to these documents, please get in touch with us by emailing propertysafetyprojectsteam@orbit.org.uk and a member of the team will provide them to you by return email.

About the fire alarm system upgrade

How would the fire service access all homes in the event of a fire?

Once the fire service arrive, they’ll have either been informed of the location of the fire in advance or they’ll immediately check the fire panel which will show where the fire signal has come from.

The fire service are able to access all areas at St. Anne’s Quarter by using the fobs in the red boxes outside the buildings.

Are the fire alarms being enhanced in all buildings? Will you need access to all homes to complete this work?

As you’re aware, we’ve already installed phase 1 of mitigation measures at St Anne’s Quarter to ensure a high level of protection in the unlikely event of a fire, and Norfolk Fire and Rescue Service have confirmed that the steps we’ve taken are suitable and sufficient to ensure your safety. In this first phase we’ve installed enhanced fire alarm systems in the communal areas at your building. Phase 2 of our installation (within individual homes) is underway. We’ll be working on this phase until February 2025.

Can you do anything to minimise noise from the extraction system?

When the alarm panel activates, the extraction system starts to remove any smoke from the car park. When CCSS attends to silence the alarm, they’ll also reset the extraction system, although it may continue to run for a short period of time after being reset.

If the extraction system can’t be reset for any reason, the manufacturer is called out to St. Anne’s Quarter to resolve this. We appreciate that the noise from the extraction system will continue to cause a disturbance for some customers under these circumstances and we’re speaking to the manufacturer to look at whether they’re able to shorten their response times.

We’re also looking into whether we can make any changes to the system so we can manage the works with our contractors rather than the manufacturer. However this may not be a possibility due to the complexity of the system.

Why haven’t we got a contractor located closer to St. Anne’s Quarter to reset the fire alarm system?

CCSS were appointed following a competitive tender process to manage all our fire safety equipment servicing and repairs. They have contractors working in all local areas and will attend, silence and reset panels within one hour from receiving a call.

We’re aware that there have been delays to CCSS receiving a call. When the alarm system’s activated, it automatically dials an alarm receiving centre which then calls the fire service. The alarm receiving centre has now been provided with a number for CCSS so they can report the alarm direct to CCSS after they’ve alerted the fire service. This helps to overcome any delays experienced by the previous process, where the alarm receiving centre notified Orbit rather than CCSS.

Does the fire service charge Orbit when they attend false alarms?

The fire service hasn’t charged for any call-outs to St Anne’s Quarter to-date. If we were to receive a charge for any call outs, this would not be passed onto customers.

After the fire alarm is activated and residents evacuate, who gives the ‘all clear’ for residents to return to their homes?

In the unlikely event of a fire, please leave the building immediately and move to the meeting point. The fire service will let you know when it’s safe to return to the building once they’ve arrived and carried out their checks.

Can residents silence the fire alarms?

Alarms should not be silenced by anyone other than competent professionals approved by us. If the alarm panel is silenced prematurely, it could put people’s lives at risk as residents who are in the process of evacuating may assume it’s safe to return to their homes when this is not the case.

It’s also important that when the panel has been silenced, it’s then fully reset and left in working order.

Only a trained engineer will have the knowledge to carry this out effectively.

How does the system work?

The fire alarm system consists of detectors within your home which have a link to the main communal panel, which can send signals of fire and receive signals of fire.

Will the system stop false alarms?

The system will not stop false alarms, but it should help lower them as we will be able to identify where issues are occurring and manage these more effectively using the data.

Where is the system going to be installed?

You will have a detector within every room in your home larger than 1m square, except for your bathroom. In addition, there is a module installed near your fuse board and a moveable control panel.

Will the system need removing upon remediation of the external wall?

No, the system can be disconnected from the main alarm system without coming back into your home. This would then become the detection system for your home only, supporting a stay put evacuation policy to a LD1 standard (the best level of domestic detection).

Is the system wireless?

Detectors which are currently within your flat will be replaced with a new detector using the existing cabling, all other detectors and control unit will be wireless. The only piece of equipment which cannot be wireless is the module installed near your fuse board. This module must be hard wired, but cabling/trunking will be kept to a minimum.

Where can the control panel sit?

We would recommend a standard position by your main entrance door. However, we can place this where you would like.

How do I test my detectors?

You press the “test” button on your control panel.

When will my installation take place?

We will reach out to you once we have a confirmed programme. You should receive approximately 3 weeks’ notice and by letter. We’ll also display information on your digital noticeboards.

How long will the appointments take for installation?

We anticipate the installation taking up to 2 hours per property.

What if I can’t make my appointment?

As the works are not optional, we will work with you to rearrange your appointment if you are not available at the time it is initially booked in.

What happens if I burn my toast?

On the control panel there is a silence button, you can press this to confirm that there is no fire.

What is the app and how does it work?

The app is downloadable on any smart device and it allows you to review and monitor your system. We will provide a handout with more information during the installation, and you will be able to register to use via the app via the Property Safety Team.

Update on FRAEW report for St Anne's Quarter

We now have the full report following the Fire Risk Appraisal of the External Wall Systems (FRAEW) at St Anne’s Quarter, following the assessments that were carried out by independent specialists, Tennyson Suites Ltd. We also have a summary produced by our consultants, Totus Digital.

If you’d like access to these documents, please get in touch with us by emailing propertysafetyprojectsteam@orbit.org.uk and a member of the team will provide them to you by return email.

If you wish to mortgage, sell your home, or by more shares in your home

Is the EWS1 form invalid?

A Fire Risk Assessment to the external wall (FRAEW) is a more detailed assessment compared to an EWS1 form and the FRAEW has discovered issues that were not captured in the EWS1 assessment. Orbit’s view is that this new information means the EWS1 has been invalidated.

With no valid EWS1 currently available for your building, we understand the difficulties you may be facing if you want to remortgage, sell your home, or buy more shares in your home (‘staircasing’).

In December 2022, the Royal Institute for Chartered Surveyors (RICS) updated its guidance for valuers regarding external wall systems where there is no valid EWS1.

The guidance offers a way for valuations to take place where:

Remedial work to the external cladding system has been identified
It is clear how this will be funded (and costs will not be passed onto residents)
Lenders have indicated their willingness to lend.

If you wish to remortgage, sell your home, or buy more shares in your home, we suggest that the information provided in this FAQs is presented as part of your discussions with lenders, along with the guidance on RICS website.

Please speak to our homeownership team if you need a letter for your solicitor or lender to confirm that the cost of the remedial works will not be passed onto you. We’re aware that, in some cases, solicitors are still requesting a copy of the original EWS1 form and we will of course provide this.

Update on FRAEW report for St Anne's Quarter

We now have the full report following the Fire Risk Appraisal of the External Wall Systems (FRAEW) at St Anne’s Quarter, following the assessments that were carried out by independent specialists, Tennyson Suites Ltd. We also have a summary produced by our consultants, Totus Digital.

If you’d like access to these documents, please get in touch with us by emailing propertysafetyprojectsteam@orbit.org.uk and a member of the team will provide them to you by return email.

Roof works

What are the issues with the roof?

We are looking into possible issues with the roofs across all buildings at St Anne’s Quarter. We’ll be on site in December (9 December - 13 December) to carry out roof surveys with our contractor partners, Tyrrell & Jenkins Consultancy Limited, and an Expert Witness from Expert Architect Studio.

The surveys will be a mix of visual inspections and electronic leak testing, and we’ll be focusing on the following four leak locations:

48-64 Bartholomew Court

3-8 Wharf House

10-57 Austin House

7-22 Mineral Court

Our partners are likely to work during daylight hours from Monday 9 December to Friday 13 December, depending on the weather conditions, and the surveys will create minimal noise and disruption.

We’ll provide an update on the results of the surveys and any actions we’ll be taking as soon as we’ve received and reviewed the findings.

Keeping in touch

We are committed to regularly communicating with everyone at St Anne’s Quarter. We will provide updates in line with regular check-in timeframes, or as and when we have a significant update to share with you. This includes:

On-site meetings
Property manager surgeries and regular newsletters
Updates to this webpage
Updates via your digital noticeboards.
Ad hoc communication/ updates (via letters and SMS messages)

If you’ve changed your email address or mobile phone number since you moved into your home, please let us know so we can make sure we’ve got the right contact information for you.

Visit your new Orbit Community Hub

Our new Norwich Community Hub will be fully open soon. At the hub, you’ll be able to meet our Community Connectors and find out more about Better Days – our free support programme which helps thousands of Orbit customers every year.

Whether it’s managing your money, trying something new, finding happiness with work or improving your digital skills and your overall wellbeing. Our expert team and independent partners can offer free and confidential information, advice and guidance. You can find out more about Better Days and how to access our support services on our customer website.

Who can I contact if I have any questions or concerns about the works?

You can contact us on 0800 678 1221 or email propertysafetyprojectsteam@orbit.org.uk if you have any questions or concerns.

Update on FRAEW report for St Anne's Quarter

We now have the full report following the Fire Risk Appraisal of the External Wall Systems (FRAEW) at St Anne’s Quarter, following the assessments that were carried out by independent specialists, Tennyson Suites Ltd. We also have a summary produced by our consultants, Totus Digital.

If you’d like access to these documents, please get in touch with us by emailing propertysafetyprojectsteam@orbit.org.uk and a member of the team will provide them to you by return email.

St Anne's Quarter

Information for residents

Frequently asked questions

About the remedial works

How did you identify that remedial works are required to the buildings at St. Anne’s Quarter?

What are the concerns with the external walls?

How do you know these issues affect all buildings?

How long will the remedial works take?

Will you need access to our homes to carry out the works?

Will we need to move from our homes temporarily while the works are carried out?

Is the original developer still trading and what happens if they won’t cover the cost of the works?

Is the Fire Risk Assessment still valid?

What is the difference between a Fire Risk Assessment (FRA) and an Fire Risk Assessment of the External Wall (FRAEW)?

What is going to be done to ensure cavity barriers are refitted correctly second time around?

Will residents get to see the data from the BIM modelling?

Do I need to tell my insurer about the issues with the external walls?

Will residents get to see the data from the BIM modelling?

About the fire alarm system upgrade

How would the fire service access all homes in the event of a fire?

Are the fire alarms being enhanced in all buildings? Will you need access to all homes to complete this work?

Can you do anything to minimise noise from the extraction system?

Why haven’t we got a contractor located closer to St. Anne’s Quarter to reset the fire alarm system?

Does the fire service charge Orbit when they attend false alarms?

After the fire alarm is activated and residents evacuate, who gives the ‘all clear’ for residents to return to their homes?

Can residents silence the fire alarms?

How does the system work?

Will the system stop false alarms?

Where is the system going to be installed?

Will the system need removing upon remediation of the external wall?

Is the system wireless?

Where can the control panel sit?

How do I test my detectors?

When will my installation take place?

How long will the appointments take for installation?

What if I can’t make my appointment?

What happens if I burn my toast?

What is the app and how does it work?

If you wish to mortgage, sell your home, or by more shares in your home

Is the EWS1 form invalid?

Roof works

What are the issues with the roof?

Keeping in touch

Visit your new Orbit Community Hub

Who can I contact if I have any questions or concerns about the works?

November update on your alarm system