Harrow Council Clay Shrinkage Subsidence Stabilisation

Challenge

A 12-unit residential block experienced structural movement due to shrinkable clay soils and tree influence, requiring a solution to stabilise foundations without major disruption, see Figure 1.

Solution

Geobear delivered a targeted geopolymer injection programme to control seasonal movement due the presence of trees on a high plasticity clay formation—without excavation or resident relocation.

£500,000

Total financial savings

10 days

Project completion time versus 20 weeks with traditional underpinning

0

Tenants relocated

70% lower carbon footprint

Versus traditional underpinning

Background

Harrow Council identified structural cracking across a block of flats at Ford Close, linked to high plasticity clay soils and tree-induced moisture variation. Intrusive investigations confirmed:

  • London Clay formation, stiff to very stiff with plasticity index between 44%–47%
  • Variable moisture content across the site
  • Shallow strip foundations (~0.63m) inadequate for tree-influenced ground conditions
  • Tree influence requiring foundation depths of up to 3.0m to mitigate shrink–swell behaviour

The original engineering recommendation was mass underpinning, requiring a 20-week programme, deep excavation, and temporary relocation of residents.



Challenge

The scheme presented multiple constraints:

  • Occupied residential building with vulnerable tenants (elderly and assisted living)
  • Tight residential access limiting heavy plant
  • High cost and disruption associated with underpinning
  • Need to control seasonal movement, not just repair damage

Traditional underpinning would have:

  • Required deep excavation up to ~3m bgl
  • Introduced structural risk during staged works
  • Forced relocation of all residents
  • Generated prolonged disruption to the community

Tenants remained in their homes, safe and undisrupted and avoided 20 weeks of noise and heavy vehicle disruption.

Solution

Geobear proposed an alternative: targeted geopolymer clay shrinkage treatment based on detailed site investigation information designed to:

  • Reduce the bulk permeability of the clay, by filling the natural fissures present in the London Clay with hard geopolymer
  • Reduce water loss from the soils by the action of tree roots, which preferentially grow along the natural fissures in the clay.
  • Reduce seasonal vertical movements.
  • Provide controlled lift and re-levelling where required.

Figure 2 and 3 show the natural fissuring in London Clay and the presence of tree roots in these fissures.

Figure 2 London Clay Stress Relief Fissures

clay fissures

Figure 3 Roots in London Clay Stress Relief Fissures

clay-visuals

Engineering Design

The site investigation data showed that the degree and depth of desiccation varied around the residential block, due to the variable impact of the trees on the soil moisture content, see Figures 4 and 5.

Figure 4 Soil Moisture Content and Shear Strength Variation with Depth

fig-4

Figure 5 Casagrande Classification Chart for Liquid and Plastic Limits

fig-5

Analysis of the data in Figure 3 and 4 show that the desiccation depth varied between 3.0m and 4.0m below ground level, which allowed the treatment depth to be varied across the structure. The Geobear clay treatment solution utilizes closely spaced injections spacings at 0.5m in both vertical and horizontal directions to ensure an intensive treatment. The Geopolymer selected for clay shrinkage projects is a specialist high density long cream time geopolymer which can flow into the cracks and fissures as narrow as 0.1mm.

The treatment plan for the project is shown in Figure 6.

Figure 6 Treatment Plan - Ford Close, Harrow.

fig-6

 

Field Delivery

Geobear geopolymer technology is a non disruptive solution, as the geopolymer is installed using light-weight hand held equipment. The process starts by setting out the exact location of the injections in accordance with the treatment plan (Figure 6) and after all locations have been cleared to be free from buried services. Holes are then drilled at 16mm diameter through the concrete foundations and underlying soil to the specified depth. Injection tubes of 12mm diameter are installed to the drilled holes to the specified depth.

The van containing the geopolymer components and pumping equipment was parked within a distance of 100m of the injection points (work area). Injection hoses were run from the van to the work area. The hoses are connected to injection tubes by an injection gun that allows technicians to very accurately control the amount of geopolymer injected into the soil, whilst immediate lift at the point of injection is constantly monitored using laser levels, which have an accuracy of +/- 0.25mm.

 

Flats in Harrow

Results

The project was successfully delivered in approximately 10 days, compared to a planned 20-week underpinning programme.

Performance Achieved

  • Stabilisation of foundations affected by clay shrinkage
  • Arrest of progressive movement
  • No requirement for excavation or structural alteration
  • Immediate usability of the building throughout works

Benefits

For Harrow Council

  • ~£500,000 total saving across works and associated costs
  • Avoided £240k–£320k temporary accommodation costs
  • Reduced programme from 20 weeks to 10 days
  • Lower administrative and logistical burden

 

For Residents

  • No relocation required
  • No disruption to daily life
  • Full access to homes maintained throughout
  • Significant reduction in stress, particularly for vulnerable occupants

 

For the Community

  • No excavation or heavy machinery traffic
  • Minimal noise and environmental disturbance
  • Protection of green spaces and existing trees
  • Reduced construction footprint in a constrained residential setting

 

Environmental Impact

  • ~50% lower carbon footprint compared to underpinning
  • No spoil removal or concrete-intensive works
  • Retention of vegetation and natural environment

 

Why Geobear

Geobear’s solution challenged a traditional, process-driven approach to subsidence repair.

Instead of defaulting to underpinning, the project demonstrated:

  • The value of engineering-led problem solving
  • The importance of addressing soil behaviour, not just structure
  • The ability to deliver faster, lower-carbon, lower-disruption solutions

 

Conclusion

This project is a clear example of how modern ground improvement techniques can outperform traditional methods—not only technically, but in delivering real-world value.

By adopting geopolymer injection, Harrow Council:

  • Protected vulnerable residents
  • Delivered major cost savings
  • Reduced environmental impact
  • Accelerated programme delivery

Most importantly, it demonstrated that challenging standard procurement assumptions can unlock significantly better outcomes for public sector asset management.

 

A better approach to social housing subsidence

Save money, reduce your carbon footprint, and protect your tenants from disruptive relocation.

Bear pointing Bear pointing