Building Safety Case Report
The Hollies
New Wanstead
London E11 2SL
The Hollies is owned by:
Forschell Properties Ltd
c/o Prime Property Management BR1 1LR
The Hollies is managed by:
Prime Property Management,
9th Floor,
26 Elmfield Road,
Bromley BR1 1LR.
The Principal Accountable Person (PAP) is Forschell Properties Ltd.
Building Information:
1.1 The Hollies is an eight-storey residential block (counting floors 0 - 8) with services spaces above. There are four flats on each floor, 0 - 7, plus two flats on floor 8.
1.2 The 34 flats are numbered 1 - 35 but there is no flat 13.
1.3 The overall building height is 23 metres.
1.4 The Hollies is registered with the Building Safety Regulator (BSR): # HRB 12302S3F1.
The building's structure, materials, and construction methods.
2.1 The Hollies was constructed c.1965 as a purpose-built residential block. It has a reinforced concrete frame with concrete floor slabs throughout.
2.2 Additional strengthening is provided by reinforced concrete walls running the full height of the building at its core, where the stairwell and lift shaft are positioned.
2.3 Flats 1,2,3 and 5 - 33 have reinforced concrete balconies, approximately 1.25m deep x 4m wide, accessible through glazed double doors. Flat 4 on floor 0 has access to the outside of the building only via the front door of the flat. Flats 34 and 35 each have access to separate rooftop terraces.
2.4 Interior walls that separate flats from communal landings are constructed from plastered outer brickwork and inner concrete blockwork.
2.5 Non-structural room-dividing walls in the flats are constructed of plastered concrete blockwork. In addition, certain walls inside flats are constructed from plastered reinforced concrete, giving additional strengthening to the whole building.
2.6 The external envelope of the building consists of traditional brickwork, combined with areas of Crittall glazed curtain-wall. Areas of both brickwork and curtain-wall are inset with windows and balcony doors.
2.7 A variety of materials form the window frames and balcony-door frames at The Hollies. Some original Critall frames are still in use, often in conjunction with internal secondary glazing. Some flats have had the original metal frames replaced with aluminium or uPVC frames.
2.8 A single communal stairwell rises from the ground floor to the 8th floor, providing access to the communal landings and residential accommodation at each level.
2.9 Access to the loft area which contains electrical fittings, the lift-shaft head and water tanks, is via a loft hatch in the ceiling of the 8th floor communal area. The hatch is kept locked by the leaseholder of Flat 35 with two heavy-duty padlocks. This use of locks is unauthorised.
2.10 Emergency egress from the communal area on the 8th floor (other than via the stairwell) is through a window that opens onto the balcony of Flat 35. A padlocked set of heavy duty metal bars block this exit. The heavy-duty padlock is unauthorised.
2.11 Ventilation and service shafts serve all flats from 1 - 35.
2.12 A passenger lift provides access from the ground floor foyer to communal landings on floors 1-8.
2.13 Two sets of Critall windows run from ground level to roof level, allowing light into the landings on floors 1 - 7. There are designed gaps of approximately 6 cm between the Critall windows and the concrete floor slabs.
2.14 The building was originally designed to have two lifts. However, at the construction stage c.1965, the second lift shaft had concrete floors inserted and the spaces created are used as store cupboards. These are accessed from the landings on floors 1 - 7 except floor 5 where the storeroom has been incorporated into Flat 24. Firedoors are fitted for all store rooms.
2.15 Small rooms on each floor 0 - 8 contain rubbish chutes that drop to an externally accessed Rubbish Room on the ground floor. Firedoors are fitted.
2.16 There is a Cleaners’ Cupboard under the stairs leading from the ground floor to the first floor. A lockable firedoor is fitted.
2.17 Cupboards containing electricity meters and master switches are located on landings 0 - 7. Lockable fire doors are fitted.
2.18 Various exposed electricity cables (eg outdoor lights) and communication cables (eg CCTV) are fixed to walls of the ground floor lobby and some landing walls.
2.19 Gas feeder pipes run vertically on exterior walls on all four sides of the building.
2.20 Mains-water is supplied via a pipe running under the front carpark to a ballcocked holding tank in the ground floor pump room. Mains-pressure water is supplied directly to floors 0,1 and 2.
Water for higher floors is pumped to tanks in the loft, above flats 34 and 35.
The main stopcock is under a manhole in the front lawn alongside New Wanstead. The mains water supply access point is in the pedestrian pavement of New Wanstead.
Mains water is supplied by Thames Water.
2.21 The dry-riser for fire brigade use is accessible externally at ground level on the High Street side of the building.
Internally the dry-riser runs outside the leaseholders’ storage cupboards on floors 1-4, then in the rubbish chute rooms on floors 5-8
2.22 The mains electricity supply to the building is via three fused service heads for a three-phase power supply. These heads are in the Ground Floor (Floor 0) electricity cupboard, accessible with an FB2 key. Distribution is via Ryefield boards and each flat has a separate consumer unit.
The electric system is maintained by:
Shannan Electrical Services
07506 547989
info@s-electrical.com
2.23 Flat front-doors are demised to leaseholders who are therefore individually responsible for ensuring they meet required standards for fire-resistance.
Fire Safety Measures:
3.1 Fire Safety notices are displayed on a noticeboard in the main entrance lobby and at the lift doorway on each floor. Fire safety information is also provided on The Hollies website.
3.2 Emergency lights are fitted in all communal areas. These are tested quarterly: details and reports from Prime Property Management.
3.3 There are external motion-detection lights at both the front and rear entrances.
3.4 Fire doors are fitted to all service cupboards, rubbish chute rooms and the residents’ storage cupboards that open into communal areas.
3.5 Residents are advised to ‘stay-put’ in their flats in case of fire or other emergencies. This is because each flat is effectively a protected space.
3.6 Residents are advised that Fire Safety measures such as smoke and fire detection alarms, domestic fire extinguishers and other fire safety provisions are their personal responsibility.
3.7 Forschell Properties Ltd and Prime Property Management provide survey results regarding flat front-door upgrades, and offer management support to leaseholders so that demised front-doors can be brought up to current fire resistance standards.
3.8 A Property Information Box (PIB) for use by emergency services is located in the outer entrance lobby. It includes:
Floor plans showing all floors
Dry Riser details
A list of occupants with mobility issues
Electric supply cupboard locations
Cleaners' chemical storage location
Contact details
* Keys to Floor 8 loft-hatch and escape window
(See ‘b’ and ‘c’ below).
* To be arranged by Prime PM
Hazard Identification and Risk Assessments:
4.1 What are the hazards?
Combustible uPVC window frames.
Padlocked loft hatch would prevent fire fighters quick access to loft.
Padlocked egress window blocks and emergency exit at the top of the stairs
Dry-riser signs missing on some floors
Ambiguous fire safety information
Flats without fire-resistant front doors are not fully protected spaces
Not all residents have smoke and fire detection alarms, domestic fire extinguishers, etc.
Combustible items and trip hazards in communal areas.
4.2 Who might be harmed and how?
Residents and visitors in cases of fire
Ditto
Ditto
Ditto and firefighters
Residents and visitors in cases of fire
Ditto
Ditto
Ditto
4.3 What are you already doing to control the risks?
Replacement window metal frames
Remove, replace, key in PIB
Ditto
Prime to renew signs
Review notices on noticeboard and check website.
Prime required to contract B&W
Resident Engagement action
Prohibition and removal
4.4 What further action do you need to take to control the risks?
Nil
Removal etc of padlocks
Removal etc of padlock.
New dry riser signs
Correct any errors/ omissions
Annual checks
Frequent repetition
Ditto
4.5 Who needs to carry out the action?
Prime on behalf of Forschell Properties Ltd.
to h. Ditto
4.6 When is the action needed by?
2026-7
2025-6
2025-6
2025-6
2025-6
2025-6
Ongoing
Ongoing
4.7 Electrical Safety Certificates are available from Prime Property Management.
4.8 Fire Safety Reports are available from Prime Property Management.
4.9 Periodic walk-around checks to identify hazards and assess risks are carried out by Forschell directors (all of whom are residents of The Hollies).
Relevant points and issues raised by other residents are followed up at monthly Board meetings of directors.
4.10 Periodic contracted inspections are arranged by Prime Property Management.
4.11 Chemicals and items of electrical equipment are stored in the Cleaners' Cupboard.
4.12 Most flats are supplied with gas. Gas meters are located in these flats.
Maintenance of gas appliances (e.g. boilers and cookers) is the responsibility of individual leaseholders. Individual gas stopcocks are usually inside kitchen cupboards on the exterior wall.
4.13 Water meters are usually located under the kitchen sinks, along with stopcocks.
4.14 Leaseholders are individually responsible for the oversight of workers and service personnel. They are responsible for vetting the qualifications, bona fides and safe practices of persons who carry out work in their flats.
4.15 Prime are responsible for the oversight and vetting of workers and service personnel who carry out work in communal areas at The Hollies. They are responsible for vetting the qualifications, bona fides and safe practices of such persons.
4.16 The lift will accommodate a wheelchair or mobility scooter.
Safety Management Systems:
5.1 Combustible and loose items (eg cables, plants, furniture etc.) are not permitted in communal areas. Residents are advised that items may be removed without notice.
5.2 Three CCTV cameras are in operation at the ground floor level, covering the front door, the back door and the garages. Video footage is available from Prime Property Management.
5.3 Authorised access to the building is only via the front and rear doors. The same Yale-type key operates both doors. Keys are issued only to leaseholders. Copies may only be made by an authorised locksmith, on application to Prime PM.
5.4 Visitors and contractors gain entry via an intercom system linking the front door to each flat. Most flats have a video entry phone link to the front door. Authorised access via the rear door requires attendance by a resident.
Resident Engagement Strategy
6.1 The ‘Accountable Person’ (Forschell Properties Ltd) is responsible for ensuring implementation of the Resident Engagement Strategy.
The Board of Directors coordinates communication with residents and ensures accessibility of information.
Residents and/or Leaseholders, as appropriate, participate in engagement activities, follow safety guidance, and report promptly any safety concerns.
Note: communications at The Hollies distinguishes between Residents who are leaseholders and non-resident leaseholders whose tenants are also Residents.
6.2 There is a Residents’ WhatsApp group, open to everyone living at The Hollies, to share information and any concerns about safety issues.
Residents are also encouraged to report safety concerns to the property manager: Zsuzsika Bettison, Prime Property Management Ltd: zsuzsika.bettison@primepm.co.uk
6.3 A newsletter is delivered to every flat at least three times a year, and copies are emailed to non-resident leaseholders by the managing agent. Safety information is included whenever appropriate.
6.4 A questionnaire has been developed to promote residents' proactive involvement in safety issues. See Appendix 2.
6.5 For action / information required by leaseholders, official communication comes via the managing agent in the form of emails and letters.
6.6 Leaseholders can raise concerns with the managing agent or at the annual general meeting of Forschell Properties Ltd (i.e. not open to attendance by tenants).
6.7 All Forschell directors (i.e. representing the ‘Accountable Person’) live in the building and can be approached for information about safety issues.
6.8 The Hollies has a website (https://www.thehollies.london). Information and advice on safety issues is included.
6.9 The Resident Engagement strategy aims to promote residents’ understanding of safety measures and their role in maintaining them by encouraging transparent two-way communications between residents and the ‘Accountable Person’.
6.10 By ensuring residents’ views are considered in safety-related decision-making we will build trust and shared responsibility for safety at The Hollies.
6.11 Safety issues are a standing item on Forschell Board meeting agendas.
6.12 This strategy will be reviewed annually or following any significant change to the building’s safety management systems, indications that communication methods are ineffective, or any incident suggesting the need for improved engagement
6.13 Records of all engagement activities, including communications, meetings, surveys, and reported issues will be documented and stored securely as part of the Building Safety Case Report which will be made available to the Building Safety Regulator upon request.
Emergency Plan:
7.1 Stay put in your flat.
7.2 Use domestic fire extinguishers, etc.
7.3 Call Emergency Services (Dial 999) if necessary.
7.4. Respond to advice from Emergency Services.
7.5 Notify fellow residents via phone, SMS, WhatsApp etc.
7.6. Inform Prime and Forschell with full details.
Review - The report should be reviewed and updated regularly, especially after major changes or incidents.
Appendix 1
Walk around : Wednesday 15.10.25 and reported to Prime for action
Updated 31.10.25 and reported to Prime
Ground floor: two door mats and a mop in rubbish chute room.
1st floor: one door mat and a wooden ladder in rubbish chute room.
2nd floor: two door mats.
3rd floor: three door mats, plants in pots, three wall mounted pictures and a planter attached to the wall.
4th floor: one door mat. In the rubbish chute room, a small wooden cupboard, a plastic bucket and a metal filing cabinet.
5th floor: two door mats (one in the rubbish chute room) three large plants in pots; a small table with plants on it; one picture and a chair.
6th floor: two chairs and three door mats.
7th floor: one door mat.
8th floor: two suitcases in the rubbish chute room; one large plant, seven pictures - five screwed to the wall and two hanging from screws.
Appendix 2. Safety Questionnaire
Please complete and return to Flat 12 on the second floor.
Please enter your Flat Number …
How many people are resident in your flat? …
Does anyone resident in your flat have mobility issues that would require assistance in an emergency evacuation of the building? Yes / No
The Hollies is registered with the Building Safety Regulator (BSR).
True or False?
The lift should not be used if there is a fire in The Hollies.
True or False?
Do you use gas for heating?
Yes / No
Do you use gas for cooking?
Yes / No
Where is the main on/off switch for the gas in your flat?
How many smoke detectors are fitted in your flat?
How many water stopcocks are in your flat?
Who is legally responsible for your front-door?
Prime / Forschell / Leaseholder / Resident
. Has your flat front-door been upgraded since 2025 to meet current fire regulations?
Yes / Not Sure / No
If Yes, when?
Who has the relevant certificate?
What happens if residents’ belongings are stored in rubbish-chute rooms?
(a) Nothing, it's okay
(b) Annual removal of items
(c) Items can be removed at any
Which special key do you need to access the communal electricity cupboard on your floor to read your electric meter?
(a) FB 1
(b) FB 2
(c) FB 3
You can use the Residents’ WhatsApp group to share information or concerns about safety issues.
You can also use email to report safety concerns to the property manager: Zsuzsika Bettison, Prime Property Management Ltd: zsuzsika.bettison@primepm.co.uk
Appendix 3.
Dry Riser Details
External access:
Ground Floor:
Wanstead High Street side of The Hollies.
Internal access:
Floors 1 - 6: Beside Store-room doors.
Floors 7 - 8: Inside Rubbish-chute rooms.
Residents with Mobility Issues
(As of 1.2.2026)
Flat 2
Flat 8
Flat 14
Flat 16
Flat 21
Flat 24
Flat 29
Flat 31
Contact Details
The Hollies is owned by:
Forschell Properties Ltd
c/- Prime Property Management BR1 1LT
Prime Property Management,
Devonshire House,
29/31 Elmfield Road,
Bromley BR1 1LT.
The Principal Accountable Person (PAP) is Forschell Properties Ltd.,
c/- Prime Property Management,
Tel: 020 3700 8733
zsuszika.bettison@primepm.co.uk