Julian's Primary School
Streatham Building Updates
We want to keep families fully informed about how the rebuilding work is being managed. Please see our updates below.
Rebuild Timeline
- August 2025: Fire at Streatham site
- Autumn 2025 – Spring 2026: Structural assessments and planning
- 2026: Construction and refurbishment phases
- Summer–Autumn 2026: Safety checks
- September 2026: Temporary arrangements continue for new academic year
- October 2026: Building reinstatement works commence
- April 2027: Return to Leigham Court Road site
"Thanks to the extraordinary commitment and hard work of the entire Julian's Primary School team, the transition to the temporary site was managed with remarkable efficiency... I am completely in awe of how brilliantly everyone involved has managed to make things happen."
Our Promise to Your Child
- It’s Not the Building: We are still navigating our temporary location, but a building doesn't make a school—people do. We will continue to deliver an outstanding, exciting, and full curriculum. Our site is safe, vibrant, and bursting with learning. No Ceilings on Success: Through Quality First Teaching, our classrooms are designed so that every child can access the highest levels of learning. We don't limit children; we give them the steps and tools to climb.
- No Ceilings on Success: Through Quality First Teaching, our classrooms are designed so that every child can access the highest levels of learning. We don't limit children; we give them the steps and tools to climb.
- Absolute Equity: Financial or personal circumstances will never block a child at Julian's. All school trips, clubs, special resources, and learning tools are fully supported so that every child stands on equal ground.
- You Belong Here: We look at the "hidden messages" in our school—from how we greet children at the gate to how we build our classrooms. We promise that your child will see themselves reflected, valued, and celebrated every single day.
We face this year the way we face everything: together and solution-focused. Thank you for your continued partnership.
Update on the Procurement Process - End of September 2026
- We are pleased to report that the tender window closed at 4pm on Friday 25th September and as expected three firms submitted responses.
- The review of the tender submissions has started today, with meetings scheduled over the next two weeks to review responses and pick up questions with bidders.
- Subject to receiving satisfactory responses from bidders, governors will make a decision on award in the week commencing 12th October. This is in line with our intended timetable.
Procurement Process and Project Timeline - Start of September 2026
We want to keep families fully informed about how the rebuilding work is being managed, and why some decisions have changed over the summer. Below is a summary of the key points.
Why the procurement route has changed
In July, Lambeth Council advised that using their full procurement process would add significant delays. The school is now acting as the contracting authority, which gives us more flexibility and allows us to use a shorter, more efficient route.
Both the school and the insurers need a process that manages risk effectively. The school is focused on programme and quality; the insurers are focused on cost. After taking advice from our lawyers and project managers, and discussing options with the insurers, we agreed that a short tender process between several suppliers was the best way to balance these priorities.
This means we are not negotiating with a single contractor. Instead, four shortlisted organisations have been invited to submit tenders.
To help protect the timeline, part of the scoring looks at each bidder’s ability to return the building in time for pupils to come back after the Easter holidays next year.
We shared this update once the tender timetable was confirmed.
Why the timeline has shifted
Discussions with the insurers’ loss adjusters began in July. At that point, the design work needed for procurement could not start because the final surveys had only just been completed. These surveys were delayed because of the time it took to fully dry the building.
As the timeline moved, we worked closely with the loss adjusters and project managers to reduce the impact on the final completion date. This led to a requirement for all bidders to produce a programme that supports an Easter return, which is now part of the tender documents. We communicated this once the plan was agreed.
Meeting an Easter deadline is likely to cost more than an open‑ended programme, and we needed agreement from the insurers to proceed on that basis. These discussions were commercially sensitive, so we could not provide running updates while negotiations were taking place.
To improve clarity and reduce delays in future, the school took over responsibility for commercial negotiations in mid‑July. Since then, we have put stronger structures in place, including weekly project meetings and written processes for resolving issues. Because the loss adjusters are not accountable to the school or the local authority, having clear written agreements is essential.
Easter return
Our intention is for pupils and staff to return to the Streatham site after the Easter holiday next year. The procurement process has been designed around this goal, including commercial penalties for delays.
Why has there been a delay?
Building programmes, however complex, essentially have three variables against which they can be managed: time, quality and cost.
The negotiations over specification over the last few weeks have focused on quality, and the school has been clear about the standards we expect the specification to meet. This is a variable we are holding constant.
As is normal in a process like this, there are grey areas where the loss adjusters/insurers and the school differ in their interpretation of the standards the build should meet, driven by our differing priorities. In early July, the designs needed to drive this process had not yet been drawn up, because the surveys needed to go into them had only just been completed. This was a consequence of the long delay in getting the school site dry, which needed to happen before the surveys could be completed. All of this means the specification could not have been agreed any sooner, the commitment for contractors to be on site in early October notwithstanding.
What is the delivery timetable?
We have set a deadline of Easter 2027. This is the requirement we have set for contractors to meet and is the second variable we are holding constant.
That leaves the variable of cost. We are expecting contractors to explain what it would cost to achieve that timetable. There are options open to contractors here - e.g. late and weekend works - which we expect them to explore. For the avoidance of doubt, the invitation to present accelerated timetables would mean completing earlier than necessary to achieve an Easter return - not the Easter return itself, which remains our baseline requirement.
We know meeting this deadline may mean the programme is likely to be more expensive than one which is open-ended, but we have been working with the loss adjusters over the summer to get agreement to this being an acceptable course, based on the expectation that returning to the school in Easter will save them a significant cost in transport and occupation costs of the Goldfinch site.
We have published the critical path in our previous letter, in so far as we know it at the moment. This will be reflected in our bidding contractors to lay out in their submissions. However, for the sake of completeness:
Tender issue and submission (Lead: Ingleton Wood - project managers)
- Issue: 1st September 2026
- Submission: 25th September 2026
Contractor selection and appointment (Lead: Julians Primary School, advised by Ingleton Wood)
- Appointment: 16th October 2026
Mobilisation and start on site (Lead: Contractors)
- Mobilisation and on site: 26th October 2026
Key reinstatement milestones (Lead: Contractors)
- TBD based on contractor plans
Statutory approvals or other dependencies (Lead: Contractors)
- TBD based on contractor plans
Practical completion (Lead: Contractors)
- TBD based on contractor plans
Planned handover and preparation of the school (Lead: Contractors)
- 25th March 2027
Planned date for children to return (Lead: Julians Primary School)
- 18th April 2027
As part of their submissions, we have asked our bidders to set out how escalation will be managed. Julian’s has no escalation route beyond the governing body, which is involved daily in decision-making. There is no escalation route associated with any delays caused the loss adjusters/insurers.
Why is the Streatham site not reopening in September 2026?
Following the fire in August 2025, extensive structural, safety and compliance work has been required. The most recent programme from Lambeth Council, the Department for Education and the contractors confirms that the building will not be ready to hand back to the school by September. Safety and regulatory checks must be fully completed before pupils and staff can return.
When will the school fully reopen?
On 1st July 2026, Lambeth confirmed a start date of 5th October 2026 for reinstatement works to commence and have committed to a six month programme. This means that the school expects to return to the Leigham Court Road site in April 2027, for the start of the summer term.
All pupils will continue to be taught in our temporary arrangements at Goldfinch Primary. Staff are already planning for a smooth and well-organised start to the new school year.
How will families be updated?
We will provide:
- regular updates on the rebuild
- photos and progress reports when available
- clear information about September arrangements
- opportunities for parents to ask questions
Updates will be shared by email and published on this webpage.
Parent/Carer Forum Questions and Answers - 2nd July 2026
How are you supporting children’s learning and wellbeing during this period?
Staff have worked hard to ensure continuity of learning, strong pastoral care and a stable routine for pupils. This will continue throughout the rebuild. If you have concerns about your child’s wellbeing or progress, please speak to your class teacher or a member of the pastoral team.
What does this mean for new Reception families?
We understand that choosing a school is a big decision. We want to reassure prospective families that:
- the school remains stable, well-led and values-driven
- staff are committed and experienced
- temporary arrangements are safe, nurturing and well-organised
- a partial reopening for Reception is being actively explored
We will provide dedicated information for new Reception parents.
Have academic outcomes been affected by the temporary arrangements?
Our focus is on providing a high-quality, stable education for every child. Our pupils have shown incredible resilience during this time, and academic outcomes have not been affected by the upheaval and change in school environment.
Why have some families left the school?
A small number of families have chosen to move to other schools during the rebuild. While this is understandable, the majority of families have remained with us, and we continue to welcome new pupils.
How can parents/carers ask questions or raise concerns?
Please contact the school office or speak to a member of the leadership team. We will also hold parent/carer briefings at key points to ensure families can hear updates directly and ask questions.
Who can I contact with questions?
Please see the contact section at the bottom of this page for the best routes depending on your query.
Contact us
Please use the following routes to ensure your query reaches the right team:
- General enquiries: admin@juliansprimary.org.uk
- SEND queries: inclusion@juliansprimary.org.uk
- Wellbeing or pastoral concerns: inclusion@juliansprimary.org.uk
- Admissions: admissions@juliansprimary.org.uk