A recent court case has highlighted the serious consequences of neglecting fire safety responsibilities – and what could have been done differently to protect residents and reputations.
The Case: Cliff House, Felixstowe
In July 2025, Dragon Wood Homes Ltd and its director were sentenced at Ipswich Crown Court after failing to comply with a Fire Enforcement Notice issued in 2018.
The company had converted Cliff House, a former hotel, into luxury seafront apartments. Following a fire safety audit by Suffolk Fire and Rescue Service (SFRS), inspectors identified multiple critical issues, including:
- Inadequate fire compartmentation
- Failure to implement or act on fire risk assessments
- Ongoing non-compliance with official enforcement notices
The risks were found to be foreseeable and avoidable.
Sentencing Outcome
- Dragon Wood Homes Ltd: fined £40,000 and Director: given a 12-month community order with 180 hours unpaid work
- Both ordered to pay £15,000 in legal costs
The building remains non-compliant, with concerns about evacuation strategy and resident safety still unresolved.
What Could They Have Done Differently?
This is a clear example of why fire safety must be prioritised from the start. Here are four key lessons – and how Howler can support your team to avoid similar risks.
- 1. Start fire safety planning early
The mistake: Fire safety wasn’t considered during early planning and design.
The better approach: Make it part of the tender process.
Howler can help: We offer bespoke Design Intent Documents to support compliant tender submissions and early-stage risk identification. - 2. Don’t delay action on fire risk assessments
The mistake: Professional advice was ignored.
The better approach: Act on recommendations immediately.
Howler can help: We help select and install the right temporary fire detection system for your site — compliant, tested and clearly documented. - 3. Understand the rules for temporary and converted buildings
The mistake: Standard fire strategies were incorrectly applied.
The better approach: Understand when stricter regulations apply.
Howler can help: Our team stays on top of the latest JCoP updates and British Standards, so you don’t have to. We also offer free CPD sessions to share this knowledge with your team. - 4. Think beyond handover
The mistake: Fire safety wasn’t maintained once the conversion was complete.
The better approach: Plan for ongoing inspection and testing.
Howler can help: Our systems are designed for ease of inspection, manual testing, and simple record keeping, with supporting guidance materials for site teams and contractors.
Final Thought
Fire safety compliance isn’t a tick-box exercise — it’s a legal and moral responsibility. If you’re working on a site conversion, temporary project, or new build, make sure fire safety is built into your process from day one.
Need help navigating fire safety requirements for your next site or tender?
Get in touch to learn how our Design Intent Documents, CPD training and temporary alarm systems can help you meet your legal duties with confidence.
Read the full article here on Construction Management.
(Image: Google Street View – Cliff House in Chevalier Road, Felixstowe )
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