Pegasus House

Appointed to support a comprehensive fire remediation and refurbishment programme for a six-storey residential building, Pegasus House. 

The client

L&Q is a leading charitable housing association and residential developer in the UK, housing around 250,000 people in more than 105,000 homes, primarily across London, the South East and North West of England. L&Q focuses on providing affordable housing, with a social purpose to reinvest profits into new and existing homes. 

Services provided

Contract Administration

Building Regulations Principal Designer

Principal Designer

Planning and CAD

The project

FFT was appointed to support a comprehensive fire remediation and refurbishment programme for a six-storey residential building, Pegasus House. The works focused on improving fire safety, upgrading external elements and enhancing the overall condition and appearance of the building. 

Key elements of the project included the removal of combustible materials throughout, such as timber cladding on walkways and timber elements on balconies, including decking and balustrades. These were replaced with non-combustible solutions, including a new non-combustible cladding system, aluminium decking and glass balustrades to balconies, composite decking to the ground floor external decked area, and new steel fall arrest system to the light wells.  

The project also incorporated full roof renewal works, upgraded waterproof coatings to walkways and extensive fire stopping and compartmentation improvements. Additional works included the installation of light well railings and the cleaning and redecoration of the external render.  

Our role

FFT played a central role in managing both the design and delivery of the project, working closely with the client and contractor, focusing on compliance with evolving fire safety regulations. FFT managed the project from start to finish including obtaining all necessary planning approvals for the proposed works. 

We managed the building control process through a Registered Building Control Approver and worked closely with the Fire Engineers during the pre-construction phase to ensure the design met all regulatory requirements. This included coordinating and managing processes under the Building Regulations Principal Designer (BRPD) framework.  

Duties included overseeing the management and monitoring of statutory documentation, ensuring design compliance, assessing competency, and issuing completion declarations all in accordance with the BRPD requirements. Regular early-stage design meetings were also facilitated to promote effective collaboration with the contractor and support smooth progress on site. These meetings played a key role in ensuring the contractor fully understood and met all their design and compliance obligations under the Building Regulations, with clear expectations established from the outset. 

During construction, FFT undertook regular site inspections, to ensure quality and compliance with the scope of works, chaired monthly progress meetings, administered the contract and assessed contractor valuations to ensure accuracy. In addition, as the appointed BRPD we also monitored compliance and managed design changes as the project progressed. 

The challenges

One of the primary challenges was ensuring the contractor fully understood and fulfilled their design responsibilities under the amended Building Regulations. FFT provided guidance and oversight to ensure all parties were aligned and compliant with the updated requirements. 

Further challenges arose when existing balustrade systems to the top floor lightwells were found to be defective. FFT reviewed the issue and proposed an alternative solution, replacing the system with an open railing design to match the building’s external perimeter. We supported the client through the planning process to enable implementation of this approach and ensured the contractor provided a Building Regulations compliant design. 

In addition, due to the pitch of the existing roof covering and the stepped level within the roof, a new box gutter design with adequate falls was required. FFT worked closely with the contractor to ensure the design integrated effectively with the overall roof layout. 

Added value

FFT identified opportunities to improve both safety and design. The existing timber lightwell railings were found to be deteriorating and ineffective, with issues including rot and inadequate fall protection which was uncovered during the installation of the light well fall arrest system. FFT recommended their removal and replacement with new metal gratings, designed to align with the building’s external galvanised steel mesh features. We supported the client through the planning and delivery stages of this enhancement. 

The solution not only improved safety but also enhanced the building’s appearance and functionality, allowing more natural light into previously enclosed light wells and creating a lighter, more open feel to the upper levels following the removal of the cladding elements.  

In addition, the original scope was limited to replacing the fourth-floor external liquid walkway covering; however, as the project progressed, it was agreed new liquid walkway coverings would be installed on all floors. This decision, together with the addition of new steel lightwell railings, significantly enhanced the overall appearance and appeal of the walkways.

The outcome

The project has significantly improved the safety of the building through the removal of combustible materials and the introduction of compliant, non-combustible systems. 

In addition, the works have enhanced the overall aesthetic, delivering a cleaner appearance. FFT’s design input and material recommendations contributed to a more cohesive and visually improved building, while also increasing natural light and improving the usability of key areas.