Haringey Council is delaying planned housing upgrades for Kenneth Robbins House and Stellar House, affecting 234 households, due to a backlog at the Building Safety Regulator (BSR). The delays are expected to last until Autumn 2026.
The planned upgrades include general improvements and upgrades to fire safety elements, such as replacement windows and spandrel panels, structural repairs, replacement of the internal soil and vent pipe, upgrades to some bathrooms and kitchens, communal decorations, lighting, and flooring.
The delays are due to a significant industry-wide backlog in BSR applications, with current estimates indicating approval periods ranging from 30 to 45 weeks, far exceeding the initially anticipated 8 weeks. This has led to contract variations for both Kenneth Robbins House and Stellar House, which were approved by Councillor Sarah Williams, Cabinet Member for Housing and Planning (Deputy Leader), at a Cabinet Member Signing meeting on Monday, 6th October, 2025.
The contract variation for Kenneth Robbins House increases the contract sum by £1,751,359.36, revising the total contract value to £10,164,213.00. The programme duration has also been extended from 78 weeks to 150 weeks. A Letter of Intent will be issued to the contractor for the sum of £900,000.00. This Letter of Intent will be issued to the contractor in line with CSO 16.04, which is no more than 10% of the revised contract sum. The Letter of Intent will enable the contractor to place an order with their supply chain to enable the revised programme to be met.
Similarly, the contract variation for Stellar House increases the contract sum by £1,398,776.55, revising the total contract value to £8,011,626.90. The programme duration has also been extended from 78 weeks to 150 weeks. A Letter of Intent will be issued to the contractor for the sum of £700,000.00. This Letter of Intent will be issued to the contractor in line with CSO 16.04, which is no more than 10% of the revised contract sum. The Letter of Intent will enable the contractor to place an order with their supply chain to enable the revised programme to be met.
According to the Public Reports Pack, the initial contract awards for both projects were based on an expected 8-week BSR approval period. The minutes of the meeting state that alternative options, such as doing nothing or retendering, were considered but ultimately rejected. Doing nothing was ruled out because the works to both Kenneth Robbins House and Stellar House are essential to ensure the buildings meet current fire safety regulations.
Retendering was rejected because there was no guarantee of a better outcome in terms of cost and programme, and the extended BSR approval period would still apply.
The council has stated that the variation in contract sum or programme will not affect the total amount rechargeable to leaseholders, as outlined in the Notice of Estimates issued on 23 August 2024.
The project teams for both Kenneth Robbins House and Stellar House will create opportunities for residents to participate in the decision-making process, such as selecting colors and finishes. They will also invite residents to community events, drop-in sessions, consultation meetings, and provide general updates where feedback will be offered and incorporated into the final design of the scheme. This aims to build mutual trust and confidence through positive interactions with residents.
