Dear Residents/Leaseholders

Executive Summary

Introduction

 Bellway is committed to ensuring that buildings within the scope of the Government’s building safety programme are safe and meet current standards. Johnston Court is being managed by Bellway’s Building Safety Division, which is responsible for identifying, planning and delivering any remediation works required, at no cost to residents or leaseholders, where a building meets the relevant criteria.

This summary provides an overview of the work undertaken to date, what this has told us about the building, and the key factors influencing the next stages of the project.

 Fire Safety Assessments Undertaken

 During 2024, specialist fire safety surveys were completed at Johnston Court, including a Fire Risk Assessment of External Walls (FRAEW), undertaken in line with PAS 9980 guidance and a Fire Safety Assessment (FSA).

 The purpose of the FRAEW and the FSA are to assess the external wall construction of the building and the internal compartmentation and to determine whether the level of fire risk is considered tolerable or whether remediation is required to meet current standards. These assessments form part of the evidence required by Government and regulators before any remediation programme can be finalised.

 In summary, the assessments confirmed that remediation works are required in order to bring parts of the development in line with current building safety expectations.

 Based on the findings of the FRAEW and FSA and associated reviews, remediation works are required at Johnston Court to address elements of the building’s external wall and internal compartmentation construction and ensure the development meets current building safety standards.

 At a high level, the proposed works are expected to focus on:

• addressing aspects of the external wall system and internal compartmentation identified through the FRAEW and FSA process, and

• implementing measures that reduce fire risk and improve overall building safety in line with current guidance.

 The exact scope, design and sequencing of the remediation works will be developed in detail as part of the appointed Contractors next stages of the project and will be subject to regulatory approval.

 Bellway recognises that any remediation activity can be disruptive and will ensure that, when works do proceed, appropriate measures are in place to manage safety, minimise inconvenience where possible, and keep residents informed throughout the process.

What Happens Next

Before remediation works can begin, a number of important regulatory and stakeholder steps must be completed.

 Any proposed remediation scheme will require formal approval from the Building Safety Regulator (BSR). This process is essential to ensure that the design, sequencing and safety arrangements for the works are appropriate for a higher‑risk residential building.

In addition, Johnston Court presents unique logistical considerations. Part of the development is located within the footprint of Leyton Orient football stadium. As a result, Bellway must also secure agreement from their Stakeholders and other third parties involved in their day to day operations to ensure that any works can be carried out safely, without compromising stadium operations or public safety.

These discussions are necessary and appropriate given the location of the building, but they do add complexity to the planning process.

 Programme and Timescales

At this stage, it is not possible to confirm a start date for remediation works at Johnston Court. The need to obtain BSR and Planning approval, alongside agreement from multiple third parties connected with the stadium, means that the programme remains subject to a number of dependencies outside Bellway’s direct control.

 Tenders to appoint a suitable contractor is already underway and we expect this to be completed in Q3 2026 and once appointed, further clarity on scope of works and timescales can be provided.

 However, based on current progress and assumptions, Bellway is hopeful that works could commence in mid 2027. This remains an indicative outlook only and will be kept under review as regulatory approvals and stakeholder agreements progress.

 Keeping Residents Informed

Bellway recognises that uncertainty around timescales can be frustrating. The Building Safety Division remains committed to providing residents with clear and timely updates as key milestones are reached and as more certainty becomes available.

Further information will be shared once regulatory approvals are secured, and the scope and programme of works can be confirmed with confidence.

Kind regards,

Bellway Building Safety Team