Dear Residents/ Leaseholders,

Introduction

Bellway is committed to ensuring that buildings within the scope of the Government’s building safety programme are safe and meet current standards. City Gate 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. See link to MHCLG Developer Remediation Contract - https://www.gov.uk/guidance/developer-remediation-contract-resident-factsheet

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.

Previous Remediation Scheme

Remedial works were previously undertaken at City Gate through the Government’s Building Safety Fund. However, the earlier programme of remediation does not achieve a tolerable level of risk when assessed against the current standards (PAS 9980 and BS 9792). Consequently, additional remedial works are required to ensure the building complies with current safety expectations.

 Fire Safety Assessments Undertaken

During 2023 - 2025, specialist fire safety surveys were completed at City Gate including a Fire Risk Assessment of External Walls (FRAEW), undertaken in line with PAS 9980 guidance and a Fire Safety Assessment (FSA) undertaken in line with BS 9792 guidance.

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 City Gate to address elements of the building’s external wall construction, internal compartmentation, and structure fire resistance to ensure the development meets current building safety standards.

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

1. Addressing aspects of the external wall system and internal compartmentation identified through the FRAEW and FSA process

2. addressing aspects of the structural fire resistance in CG1 and CG2 identified through the additional surveys undertaken, and

3. 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. See link to MHCLG Code of Practice for the remediation of residential buildings - https://www.gov.uk/government/publications/code-of-practice-for-the-remediation-of-residential-buildings/code-of-practice-for-the-remediation-of-residential-buildings

 What Happens Next

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

Bellway must obtain a works access licence from its stakeholders before any remediation can begin. This licence is a requirement under the Self‑Remediation Terms (SRT). While these discussions are essential to securing the necessary agreements, they do introduce additional complexity to the planning process. Progress on the works access license has been ongoing for some time and it is anticipated that negotiations on the license will be completed shortly.

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.

Programme and Timescales

At this stage, it is not possible to confirm an exact start date for remediation works at City Gate. The need to obtain BSR and Planning approval, 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 August 2026 and once appointed, further clarity on scope of works and timescales can be provided.

Once a Contractor is appointed, further extensive ‘intrusive investigations/surveys’ will be required on CG1 and CG2 to conclude the detailed scope of works – this will involve:

• Building scaffolding to provide access for operatives to open the façade and map the structure of the building, the extent of the steelwork, and the condition of the exterior wall construction

  
  

• Investigating the interior compartmentation, firestopping and structural steelwork (access will be required to communal areas and to apartments and will require localised opening of plasterboard walls and ceilings).

Residents will be invited to volunteer their apartment for a survey via the Contractors Resident Liaison Team.

Following the completion of the intrusive inspections and surveys, we will have a clearer understanding of the remediation work required at City Gate and what this may mean for residents. To carry out these works safely and effectively, it is possible that some temporary relocation to suitable alternative local accommodation will be required. This has not yet been confirmed, and no decisions have been made at this stage. However, we want to be open with you and plan responsibly.

To do this, our Contractor will explore the potential options should this be necessary and will seek to understand residents’ individual requirements and any specific needs should temporary relocation be necessary. As part of the Contractors Resident Liaison Team, an ‘Early Engagement Officer’ will reach out to tenants and leaseholders to discuss and understand resident’s needs. Should temporary relocation be necessary, Bellway will fund all reasonable and properly incurred costs. 

In advance of the façade remediation works commencing, the Contractor will be hosting a ‘Meet the Contractor’ event to talk to residents about the next steps – the event will include a presentation from the Contractor and other key stakeholders (such as City Gate RMC, Zenith, Bellway Homes and the Independent Fire Engineers). There will be an opportunity for direct Q&A relating to the façade works.

 Based on current progress and assumptions, works should commence in Q4 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.