Lewisham Towers Fire Safety & Mechanical Upgrade

R&O Property Services was proud to be appointed by Axis Europe, working on behalf of London & Quadrant, to support the fire safety and mechanical upgrade programme at Lewisham Towers (3 high-rise residential blocks located on Lewisham High Street, London, SE13).

Built in the 1960s, Bredgar House, Kemsley House and Malling House are long-standing landmarks in the area. This project formed part of a broader initiative to bring aging housing stock up to modern standards in fire safety, energy performance and resident comfort.

Lewisham Towers construction site, London. Image credit goes to Phil Rogers, Axis Europe.

Scope of Works

High-Rise Flue System Extensions

To support the installation of new, non-combustible cladding, the team at R&O Property Services installed high-rise boiler flue extensions in accordance with the 2019 Building Regulation Updates, which were introduced following the tragic Grenfell Tower Fire. The R&O Engineers carried out the works across all three 17-storey towers, coordinating closely with scaffold and cladding teams to ensure safe and seamless integration with the building envelope.

Extractor Fan Replacements

We replaced a total of 408 extractor fans (2 per flat across 204 dwellings) to modernise and upgrade the ventilation in kitchens and bathrooms throughout Lewisham Towers; this not only helps to improve efficiency inside the homes, but also lowers the risk of health issues arising as a result of poor ventilation.

Working in partnership with NuAire, we installed advanced humidistat-controlled running fans, specifically designed to tackle damp and mould; this had been a previous, recurring issue across the estate. These fans operate continuously at a low background rate, and automatically boost when humidity levels rise to ensure consistent airflow and to significantly improve indoor air quality for residents.

To meet fire and safety requirements in a high-rise environment, we installed all new fans with Rytons A1 fire-rated metallic ducting through external walls. This provided a robust, non-combustible ventilation path that complies with current fire regulations for multi-storey buildings, whilst also supporting long-term durability and performance. All of these combined upgrades ensure safer, healthier and more energy-efficient homes for residents.

Boiler Replacements

The R&O Property Services Engineers carried out boiler replacements in selected flats, ensuring efficient heating systems that meet current safety and energy performance standards.

Part of the community of residents living at Lewisham Towers whilst the works were carried out.

Resident-Focused Delivery

All of the above works were delivered in occupied homes, which required careful planning, access coordination and considerate communication. We worked closely with Axis site management to organise schedules, manage logistics and ensure smooth delivery across all phases of the project, always prioritising resident safety and comfort. Axis Europe put brilliant procedures and systems in place, ensuring that residents had access to support during this turbulent time for them, as well as detailed information on the scope of works.

This high-rise tower project demonstrates the ability of R&O Property Services to deliver complex, high-volume works in demanding, live environments. Working within tight timescales in a busy setting, we successfully completed work in a 6-8 flats per day pace which required rigorous coordination, high standards of workmanship and daily operational consistency.

To meet project demands, we deployed large, skilled teams and maintained a strong site presence throughout, ensuring continuous delivery for the client without compromising compliance and quality.

Our success at Lewisham Towers reflects the strength of our workforce, the reliability of our planning and execution and our commitment to delivering excellence in every setting (especially in safety-critical, high-impact environments).

Whether it's fire compliance, mechanical installations or refurbishment in sensitive environments, R&O Property Services brings the scale, expertise and professionalism to get the job done right on time and to specification.

Image credit: Phil Rogers, Axis Europe