Padnall Lake
London Borough of Barking and Dagenham
Be First, the regeneration arm of Barking and Dagenham Council, appointed Baily Garner as employer’s agent to plan and manage the regeneration of Padnall Lake — an open space in Romford now set to provide 260 new homes and a revitalised park. Our role includes project management, cost consultancy and clerk of works services, guiding the scheme through changing requirements and delivery stages.
Originally designed around Modern Methods of Construction, the scheme faced compliance and budgetary risks. We advised on redesigning using traditional methods and led significant value engineering to manage costs and maintain viability. While Phase 1 progressed on site, we supported RIBA stages 1–3 for Phase 2, ensuring early-stage decisions aligned with programme and budget needs.
We also helped renegotiate contract terms following the move away from MMC, maintaining protective provisions such as liquidated damages. Working closely with the contractor, we agreed a payback mechanism for advance payments and provided bespoke cost reports to keep the client informed.
Managing redesign after MMC was discounted, addressing financial risk in contract terms, overcoming programme delays, and maintaining quality on a complex, multi-phase regeneration scheme.
We led contract variation discussions, preserved key risk controls, and advised on relocating and resizing the energy centre. Collaborative site leadership, clerk of works input and smart use of Field View software kept delivery on track.
Phase 1 is under way with redesigned, traditional build homes, an energy-efficient heating solution, and enhanced public space. The project delivers real social value through affordable housing, green infrastructure and improved community facilities.
To find out more about our work on the Irene House project, contact our Project Lead, Jo York.
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