An iconic high-rise block of council flats on a Lancaster housing estate could be knocked down due to safety fears.
Bridge House on Mainway in Skerton is being earmarked for closure and residents are likely be moved to temporary accommodation.
The tower block close to the River Lune, which was built in the 1960s, is showing signs of structural failure.
Lancaster City Council said there was no immediate risk to residents, and regular inspections were being carried out, and had been for several years. They said the building was safe, but considered "the most likely to fail" on the estate.
Twenty of the 44 flats in the Mainway building are currently occupied, mainly by people aged 50 and over.
The council said that residents are being kept informed and would have a say on where they would be moved to.
An independent report by chartered building consultants Malone Associates, published in 2018, said Bridge House showed "massive signs of external render failure".
A council report published this week also said "cladding installed in the 1990s has exceeded its lifecycle, leading to significant structural failure, cracking, corrosion and water penetration.
"High rise blocks on the estate, particularly Bridge House, show advanced dilapidation and require intervention within 3-5 years (from the date of the Malone Associates report in 2018).
"Bridge House, due to concerns over the condition of the northeast elevation and cracking in the facades, corrosion of the upper concrete forms, and water ingress, is a priority.
"The overall condition supports urgent intervention.
"Removal of the existing cladding risks making the building uninhabitable.
"With Bridge House, the risk being carried regarding the structural integrity of the building and the safety of residents is greater than other dwelling blocks on Mainway, as are the maintenance costs associated with this.
"The Mainway site occupies an exposed position on the Lune estuary. In the 25 years since installation, accelerated weathering and related maintenance issues has degraded the cladding system resulting in a progressive dilapidation, a loss of integrity, and the numerous defects and failures."
It also said residents had reported "damp and cold, water penetration and draughts".
The report also says: "It should be noted that the condition of Bridge House has been regularly monitored since 2018 to offer reassurance of the continued safety of all residents.
"This includes regular visual inspections, and a programme of fire risk assessments with associated remedial works.
"In addition, the Building Safety Act 2022 has created the requirement to enhance building safety standards. Bridge House is particularly impacted by the cost of these requirements."
The council's current plans to revamp the Mainway estate - including demolishing Skerton High to make way for new council housing - were in response to the Malone Associates report, and "in the context of other building and housing management challenges presented" by the estate.
Read more: How new council flats at former Lancaster high school site might look - Beyond Radio
Bulldozers have moved in to prepare the Skerton High land (see below) for 135 new council houses, which it is hoped will be built by 2026, subject to planning permission.
The council said they aim "to deliver significantly more council and affordable homes than are currently on the estate" in their overall plans for Mainway.
Their report said "indications are that a number of (Bridge House) residents may seek a permanent move into suitable Independent Living accommodation, if this could be supported by the Housing Team".
The city council is also considering a bid for government funding to help with demolition costs.
The report says the cost of repairs, replacing the failing cladding system, building compliance works and ongoing maintenance of Bridge House, could exceed £300,000.
There would also be "additional financial risks" in keeping Bridge House open, as "structural issues may present themselves at some future point requiring remedial works of unknown costs", says their report.
Lancaster City Council's cabinet will meet on Tuesday, February 6 to discuss recommendations from Councillor Caroline Jackson, the council's deputy leader.
She is calling for the council to cease to let empty properties in Bridge House, look to vacate the remainder of the building and help residents to move into suitable alternative council (or other) accommodation.
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