Lady Helen Seymour House

1. What is happening at Lady Helen Seymour House?

Lady Helen Seymour House is being refurbished to deliver supported accommodation for people experiencing rough sleeping, as part of the borough’s strategic approach to reduce homelessness. This includes improving the building, safety features, and onsite support arrangements.

2. Why is this refurbishment needed?

The refurbishment supports Newham’s commitment to provide safe, high-quality accommodation for vulnerable residents who would otherwise rely on temporary placements or remain unhoused. It also reduces dependency on ‑third-party‑ providers and aligns with the wider Newham Living programme.

3. Who will be living at the property?

Residents will be single adults with a history of rough sleeping who have been assessed and are ready for a structured support environment. Staffed support will help residents stabilise, access services, and move on to longer term‑ housing.

4. How will the safety of the local community be protected?

We understand residents have expressed concerns about potential community safety and Antisocial social Behaviour in the area. These concerns have been raised directly to the Council and the local MP and are being taken very seriously.

Safety measures include:

• Experienced and specialist onsite staff presence
• Close partnership with Community Safety, Police Safer Neighbourhood Teams, Newham Rise & Integrated Rough Sleeping services and other agencies
• A community impact assessment to monitor local effects

5. Will this lead to an increase in antisocial behaviour?

Evidence from similar supported schemes shows that well managed‑ services with onsite support reduce, rather than worsen, local ‑issues. We will work with residents, community partners and enforcement teams to quickly address any ASB related concerns as they arise.

6. How are local residents being involved?

Following concerns raised by residents the Council is engaging early, before refurbishment works progress further.
Engagement opportunities include:

• A public Resident Engagement Session to be hosted on the  2nd Feb 2026, further session planned for 20th April 6pm to 7pm (Plaistow Community Centre)
• Monthly Newsletter from Buxton Building Construction Ltd
• Regular updates on Newham website – currently under development

7. What will happen at the engagement session?

Residents will be able to:

• Hear directly from LBN and Buxton Building Contractor Ltd
• Learn about refurbishment plans, the support delivery approach and safety arrangements
• Ask questions
• Provide feedback that will inform the selection process to appoint support provider to manage the building.

8. How long will refurbishment take?

A high-level works timeline will be shared at the engagement session once confirmed with Buxton Building Contractor Ltd. The contractor will have a QR code on their hoards which passers-by can scan to get up to date info on the project

9. Will there be disruption during construction?

Some disruption is unavoidable, but we will:

• Provide advance notice of any particular noisy works via the contractors newsletter
• The contractor follows considerate construction practices
• Maintain clear site boundaries and safety protocols

10. How will future issues or complaints be handled?

Residents will have access to:

• A dedicated contact point via email address LHSH@newham.gov.uk
• A monthly newsletter from Buxton Building Construction Ltd
• The contractor will have a QR code on their hoards which passers-by can scan to get up to date info on the project
• All comments will be logged, reviewed and responded to as part of an ongoing community engagement commitment.

11. How is the Council addressing the fears raised by residents?

The concerns shared with the MP and Cllr Chadha are acknowledged and form a core part of the engagement plan. This is why resident consultation is happening before the building is completed and the service goes live.

12. Who is responsible for the project?

• London Borough of Newham (LBN): Responsible for the project and an email address
• Buxton Construction Ltd: Refurbishment contractor and LBN Property services  
• Ward Members and Lead Member for Adults & Health: Oversight, resident representation and approval of the communication strategy

13. What does ‘Secure by Design’ mean for this project?

We have applied 'Secure by Design' principles to ensure the building, services and day‑to‑day operations keep residents, staff and the wider community safe. This approach combines physical security, fire safety, technology standards and safeguarding considerations drawn from our design requirements and building specifications (e.g., CCTV, access control, tamper‑proof equipment).

14. How will access to the building be controlled?

• A secure, controlled-entry front door system, including card based‑ access for residents.
• Internal security doors to manage movement safely within the building.
• Door entry systems monitored from staff offices.
• Site security - the rear of the building is secure from the street side by a 2.4m high gate and fence
• Avoidance of any recessed, hiding spaces - the gate and fence to the west side of the building is as close to the pavement edge as possible (gate has to open in outward direction for means of escape).
• Refuse store enclosed - the refuse store has been moved so that it is inside the building behind lockable doors.
• Passive surveillance - views from the reception and staff general office provides surveillance across the building frontage.
• Cycle storage is secure within the site
• Security to windows - ground floor windows to the Laundry Room and Clinical Room have security bars across them.

15. What security measures are inside the building?

• CCTV in key internal areas including corridors, reception, and communal spaces.
• Panic alarms located in designated areas, alongside mobile units used by staff for rapid response.

16. How is safety maintained in external areas?

• CCTV and lighting covering the garden, bike storage and other outdoor spaces.
• Robust window and door fittings with restrictors and tamper‑proof features.

17. How does Secure by Design link to fire safety?

• Tamper‑proof smoke detectors and call points throughout the building.
• Refuge points on upper floors for residents needing assistance during evacuation.
• Alignment with the building’s Fire Strategy to support a safe simultaneous evacuation approach.

18. How do these measures support vulnerable residents?

• Design choices consider safeguarding, mobility needs and individual evacuation requirements (e.g., PEEPs for residents with vulnerabilities).
• Zoning and monitoring help maintain a calm, safe environment for those with complex needs.

19. Are digital and data systems protected too?

Where relevant, systems follow national standards for secure development, access controls and data handling, ensuring personal information is treated safely and responsibly.

20. How can I ask further questions or share concerns?

Residents will receive:

• A dedicated email address LHSH@newham.gov.uk and web page
• Further planned community engagement meetings
• Regularly updated and reviewed FAQ’s
• Ward Member contact details, along with details of their ongoing drop-in sessions