Barking and Dagenham Council Faces £6m Fire Safety Fix Bill

Key Points

• London Borough of Barking and Dagenham faces nearly £6m in costs to fix fire safety faults at two council-backed developments: a block of 156 affordable homes and the Industria commercial scheme.
• Affordable homes lack back-up power supplies, rendering sprinkler systems and firefighters’ lifts inoperable during power failures, costing £3.5m to remedy after an initial £85m taxpayer-funded build.
• The homes remain unoccupied, with no immediate risk to residents, secured by guards; council pursues legal action against the contractor and implements an interim generator solution.
• Industria, a £38m “pioneer project” on Long Reach Road, suffers sprinkler system issues after the original team “value engineered” the high-hazard system out, limiting storage to 1.2m height in units designed for 7m.
• Only 17% of Industria’s space is rented two years post-opening, far below the 40% minimum needed for financial viability; upgrades cost £2.23m plus VAT.
• Conservative London Assembly member Andrew Boff criticises the flaws as fundamental, highlighting taxpayer burden and low occupancy impacts.
• Council and Be First defend fixes as cost-effective for job creation and income, insisting safety measures are in place during retrofits.

Barking and Dagenham (East London Times) January 15, 2026 – London Borough of Barking and Dagenham must spend almost £6 million rectifying critical fire safety defects in two recently completed council-backed housing and commercial developments, documents reveal. The faults encompass missing back-up power at a 156-unit affordable homes block and inadequate sprinklers at the Industria industrial scheme, delaying lettings, slashing rental income, and imposing retrofit expenses on taxpayers. A council spokesperson confirmed no current risks exist, as the homes stand empty while remedial work proceeds, with potential legal recourse against the contractor underway.

What Fire Safety Issues Plague the Affordable Homes Project?

The affordable homes development, costing taxpayers £85 million initially, lacks a vital back-up electricity supply, compromising the sprinkler system and firefighters’ lifts in a mains power outage during a fire. Without this secondary power, essential evacuation aids fail, posing a severe hazard in modern high-rise structures. Council documents detail that the block remains entirely unoccupied, secured by on-site guards to prevent access.

As reported by local sources covering council papers, Conservative London Assembly member Andrew Boff, a nearby resident, described the omission as “fundamental to fire safety in modern buildings”.

“It is the back-up electrical system. In these types of buildings, you not only need an electrical system, you need a back-up system as well to ensure the safe exit for people. And that isn’t in here,”

Boff stated. He further noted,

“The upshot is they have to spend another £3.5m fixing this. It’s already cost £85m of taxpayers’ money.”

Barking and Dagenham Council and its development arm, Be First, responded that “the council and Be First are working together to ensure a safe interim solution while the permanent improvements are made”. They confirmed installation of a second electricity generator as a temporary measure and emphasised no-one occupies the homes currently. The spokesperson added the authority pursues possible legal action against the contractor responsible.

Why Has Industria’s Sprinkler System Failed Businesses?

Adjacent on Long Reach Road, the £38 million Industria multi-storey warehouse and commercial development, once hailed by the council as a “pioneer project”, grapples with sprinkler deficiencies two years after opening. The original project team “value engineered the high hazard sprinkler system out of the design”, per council documents, resulting in a setup that restricts flammable materials storage to just 1.2 metres (3.9 feet) high. This falls short of the seven-metre capacity planned for the largest 20 units, rendering them impractical for tenants and capping rental appeal.

Consequently, occupancy languishes at a mere 17% of lettable space, well below the 40% threshold required for the scheme to generate returns for the council. The subpar system “limits the usability of the space for tenants and therefore the rent they are prepared to pay”, the documents acknowledge. Planned sprinkler upgrades carry a price tag of £2.23 million plus VAT, funded publicly to restore full functionality.

Andrew Boff lambasted the situation, stating residents bear the cost of these errors.

“In order for this to start paying back to the council, they need 40% of these units to be occupied at a minimum. Only 17% are occupied,”

he said. The low uptake has curtailed rental income, exacerbating financial strain on the borough.

How Is the Council Responding to These Costly Faults?

A spokesperson for Barking and Dagenham Council assured that “no-one was currently at risk in the homes, that they remain unoccupied”. Security guards patrol both sites, and many industrial units at Industria stay vacant pending works. The authority and Be First position the retrofits as pragmatic:

“This is a cost-effective solution to meet future demands, supporting the creation of new jobs in Barking and Dagenham. It will help secure increased annual income for the borough.”

On the homes front, they reiterated collaboration for interim safety while permanent fixes advance. Legal pursuits against contractors signal accountability efforts, though specifics remain undisclosed. Taxpayers foot the £3.5 million for the homes and £2.23 million plus VAT for Industria, totalling near £6 million amid delays to occupation and revenue.

Who Is Criticising the Council’s Oversight?

Andrew Boff, Conservative London Assembly member residing nearby, emerges as a vocal critic, labelling the back-up power absence a core flaw. His comments underscore broader concerns over project management in council-backed ventures. “Residents were paying the price for the mistakes,” Boff asserted regarding Industria’s plight.

No direct quotes from tenants or businesses appear in available council documents or statements, as units remain largely unlettable. The council’s defence highlights economic upsides post-fix, yet Boff’s intervention spotlights immediate fiscal and safety tolls on locals.

What Broader Impacts Hit Taxpayers and Tenants?

Delays have throttled rental income from both schemes, with Industria’s 17% occupancy stifling returns on the £38 million outlay. The affordable homes, poised to house vulnerable families, sit idle, forgoing social housing delivery. Retrofit costs compound the original £85 million and £38 million investments, all drawn from public funds.

Council papers project upgrades will enhance lettability, fostering jobs and revenue long-term. However, short-term voids mean lost income and heightened spending. Businesses at Industria face constrained operations, unable to stack goods beyond 1.2 metres, deterring high-volume operators.

When Did Problems Surface and What Delays Follow?

Issues surfaced post-completion, with council documents surfacing recently to detail fixes. The homes block awaits back-up power integration, while Industria’s sprinklers demand overhaul two years on. Occupation halts until certifications, prolonging vacancies.

An interim generator bridges the homes’ gap, but full compliance timelines remain unspecified. Industria’s upgrades aim to lift storage limits, yet tenant uptake hinges on completion.

Why Were These Flaws Overlooked Initially?

Value engineering at Industria excised the robust sprinkler, prioritising costs over hazard compliance. The homes’ back-up power omission suggests design or procurement lapses, unaddressed until post-build audits. Contractor accountability looms via potential litigation.

Council statements frame responses as proactive, yet critics like Boff imply oversight failures in ambitious regenerations.

How Do These Schemes Fit Barking and Dagenham’s Ambitions?

Barking and Dagenham champions such projects for growth, with Be First driving development. Industria promised pioneer status for commerce, the homes affordable living. Faults undermine credibility, but council insists fixes align with job and income goals.

Despite setbacks, no safety incidents reported, with unoccupied status mitigating risks. Resolution could salvage objectives, though at steep upfront cost.