Mass timber construction gains momentum amid fire safety challenges

by ConstructionFeatured News

Timber as a sustainable building material

As reported by Reuters, the use of timber in construction is gaining traction worldwide.

Notable projects such as a 5,000-seat football stadium in the UK, a replacement terminal at Zurich airport, the Naples central underground station, and the aquatic centre for the Paris 2024 Olympic Games all feature timber as the primary construction material.

Mass timber products, including cross-laminated timber (CLT), glulam, and laminated veneer lumber, are becoming popular due to their benefits in strength, flexibility, and sustainability.

The need to decarbonise cities is a significant driving force behind the adoption of timber in construction.

The built environment sector is responsible for 37% of global emissions, largely due to the use of high-emission materials like concrete and steel.

Studies indicate that replacing these materials with mass timber could reduce global CO2 emissions by 14-31% and fossil fuel use by 12-19%.

Addressing fire safety and sustainability concerns

One of the primary concerns regarding the use of timber is fire safety.

According to Built by Nature (BbN), mass timber products are combustible but behave predictably in fires, and various fire prevention measures can be applied.

The UK, following the Grenfell fire disaster in 2017, has stringent fire regulations that limit the use of combustible materials in buildings over 18 metres tall.

This has reduced the residential market for mass timber in the UK, although it remains popular for sports facilities and schools.

Sustainability concerns also play a role in the adoption of mass timber.

While proponents argue that timber is a renewable resource, the United Nations Environment Programme (UNEP) warns that the CO2 reduction potential of timber has been overestimated.

The sustainability of timber depends on responsible harvesting and replanting practices, which vary globally.

In the UK, most engineered wood products are certified by the Forest Stewardship Council (FSC) or the Programme for the Endorsement of Forest Certification (PEFC).

Innovations and policies promoting timber use

Various innovations are being explored to address the challenges of using timber in construction.

For instance, hybrid wood products combining hard and soft woods are being developed to reduce reliance on single species like Sitka spruce, which can improve biodiversity and carbon storage.

Additionally, the EU-funded Woodcircles project aims to enhance the recyclability and reuse of timber in buildings.

Policies are also being implemented to incentivise the use of timber.

Cities like Amsterdam and Hamburg have set mandates and subsidies to promote mass timber construction.

Outside Europe, Toronto allows mass timber buildings up to 12 storeys, and New York City is actively promoting the benefits of timber construction.

National-level policies in countries like Australia and France further support the adoption of timber through financial incentives and legislative measures.

The future of timber in construction

The future of timber in construction looks promising as awareness of its environmental benefits grows.

Policymakers and industry stakeholders are increasingly recognising the potential of timber to reduce the construction sector’s environmental footprint.

Andrew Lawrence, global timber specialist at Arup, emphasised the need for consensus on fire safety and water damage solutions to build confidence in timber construction.

IFSJ Comment

As cities worldwide strive to reduce their carbon footprints, timber offers a viable alternative to traditional materials like concrete and steel.

However, the adoption of timber is not without its challenges.

Fire safety concerns, sustainability issues, and the need for industry-wide knowledge and acceptance are significant hurdles that must be addressed.

Innovations such as hybrid wood products and research into biomass-based glues show promise in overcoming some of these challenges.

Moreover, policies at both city and national levels are crucial in promoting the use of timber.

Mandates, subsidies, and legislative measures are driving the adoption of mass timber, particularly in regions where awareness and expertise are already established.

All the fire safety regulations for flats in England updated post-Grenfell

by Featured NewsSafety

Introduction of new fire safety rules

Following the Grenfell Tower fire in 2017, the government introduced new fire safety rules for high-rise blocks of flats in England.

These rules, enforced by the newly established Building Safety Regulator (BSR), apply to buildings that are at least 18 metres or seven storeys high.

The regulations took effect between October 2023 and April 2024.

Building regulations and fire safety guidelines have been updated to ensure that new constructions are designed to limit fire spread and facilitate resident evacuation.

According to the government, all flats must have fire alarms, though a communal fire alarm system is not typically required.

Additionally, walls, ceilings, and floors must be constructed to prevent fire spread for a specified duration, known as compartmentation, and fire doors must provide at least 30 minutes of protection.

Compliance and responsibilities

The responsibility for compliance with these regulations lies with developers, designers, and builders.

Developers must obtain approval from a building control body, either the local authority or a private building control approver.

However, for high-rise blocks, approval must come from the BSR.

Once a block of flats is occupied, a ‘responsible person’—usually the building owner or manager—must oversee fire safety in common areas.

This individual must conduct fire risk assessments and implement measures to mitigate identified risks.

For blocks of flats over 11 metres, responsible persons must check flat entrance doors annually and fire doors in communal areas every three months.

New regulations for high-rise blocks

Significant changes have been made specifically for high-rise blocks following the Grenfell Tower fire.

In 2018, the use of combustible materials on the external walls of new high-rise blocks was banned.

Further guidance issued in 2022 advised the installation of evacuation alert systems and the inclusion of a second staircase by 2026.

The government also introduced the role of the ‘accountable person’ for high-rise buildings, responsible for overall building safety, distinct from the ‘responsible person’ who handles fire safety in common areas.

This new role involves assessing and managing building safety risks and preparing a safety case report for the BSR.

Funding and enforcement

The cost of producing safety case reports may fall on leaseholders, though these expenses are not covered by the leaseholder protections in the Building Safety Act 2022.

However, building owners are encouraged to ensure that costs are reasonable and transparent.

Building owners are also required to check and remediate unsafe cladding, with enforcement action possible by local fire services or authorities if owners fail to comply.

Leaseholders are protected from bearing the cost of removing unsafe cladding, but may still be liable for other safety works not covered by the Act.

Reporting safety concerns

Residents concerned about building compliance with regulations should contact their local authority or the BSR for high-rise buildings.

Fire risks should initially be reported to the responsible person, and unresolved issues can be escalated to local fire services.

High-rise building safety concerns should be directed to the principal accountable person, with unresolved issues reported to the BSR.

IFSJ Comment

The updated fire safety regulations introduced post-Grenfell aim to enhance safety in high-rise residential buildings across England.

The creation of the Building Safety Regulator (BSR) marks a significant step towards ensuring compliance and enforcing stringent fire safety measures.

The distinction between the roles of the responsible person and the accountable person is crucial in managing both fire safety and broader building safety risks.

Scotland secures powers to introduce new building safety levy

by Building ManagementConstructionSafety

Scotland announces plans for a new building safety levy to address cladding issues

As reported by the Scottish government, the UK Parliament has passed legislation allowing Scotland to impose a new tax specifically aimed at addressing building safety concerns.

This initiative follows similar measures already adopted in England through the Building Safety Act.

The Scottish Building Safety Levy will target the construction of new residential buildings.

The funds collected will be dedicated to the Scottish Government’s cladding remediation programme, aiming to tackle the ongoing issues with unsafe building materials.

Statements from government officials

Deputy First Minister and Finance Secretary Shona Robison emphasized the need for further action despite the progress made by developers.

Robison said: “We are determined to safeguard people living in buildings with unsafe cladding.

“I know that developers share this determination and have made significant progress to date.”

She added that the new levy would ensure developers contribute fairly to remediation efforts in Scotland, mirroring the UK Government’s expectations for England.

“It is clear more needs to be done and these powers will ensure that developers make a fair contribution to address building safety defects in Scotland, just as the UK Government is asking them to do in England.

“I welcome the UK Government’s collaborative approach on this issue,” Robison stated.

Future steps and public consultation

The Scottish Government plans to consult with the housebuilding sector to ensure the levy aligns with their ongoing New Deal for Business and Framework for Tax.

This collaboration aims to fine-tune the levy to effectively contribute to public safety without stifling economic growth.

The government’s consultation will also seek input on potential economic distortions or arbitrage opportunities that the new tax might create within the UK, ensuring a balanced approach to this new fiscal measure.

UK officials issue new guidance on building safety and cost management

by Featured NewsSafety

Building safety officials address challenges and costs in safety case report creation

Housing Minister Lee Rowley and Director of Building Safety Philip White have advised Registered Building Managers about the significant advancements and ongoing challenges in the creation of Safety Case Reports.

Their guidance stresses the importance of managing costs and maintaining proportionality in service charges, with a specific focus on fire prevention and structural safety.

This advice follows a comprehensive overhaul of the regulatory framework aimed at enhancing building safety post-Grenfell.

The Building Safety Regulator (BSR) has been pivotal in this reform.

Over the past six months, all buildings over 18 metres have been required to register and provide critical safety information to the BSR, which has received compliance from over 12,000 buildings.

These efforts are part of a broader scheme to ensure the reality of building safety matches the documentation provided.

Financial concerns and documentation issues

In a detailed letter shared with building managers, the officials articulated concerns about the financial and procedural burdens associated with safety case reports.

They noted, “We recognise that, for some buildings, pulling together the evidence and documentation in order to produce the safety case report can be a challenging process.” They highlighted issues with high costs and unnecessary new investigations, emphasizing the misuse of existing documentation which often results in inflated management fees.

The letter further states: “By law, service charges must be reasonable, and we expect them to be communicated effectively to leaseholders.

“Leaseholders should be able to understand what they are being charged for and why, how much it will cost and how long the work is expected to take.”

This directive is crucial for ensuring that safety measures are not only effective but also economically feasible for leaseholders.

 Ensuring effective safety management

The focus of the recent guidelines is on practical and effective management of building safety to prevent serious incidents like fire or structural failures.

“The safety case and the safety case report exist to prevent building safety failures that could result in serious loss of life,” the letter explains, urging that all safety-related work must meet this critical standard.

Moreover, the officials urge transparency and justification of costs through resident engagement strategies.

The BSR has committed to providing ongoing guidance and support through its ‘Ask BSR’ service on GOV.UK and will continue to closely monitor the sector for any inappropriate practices.

Government commits to enhancing fire safety in Hong Kong’s old buildings

by Building ManagementFeatured NewsSafety

Urgent need for enhanced fire safety in Hong Kong’s older structures

In response to concerns raised in the Legislative Council on April 24, 2024, regarding fire safety in Hong Kong’s ageing urban buildings, the Government has detailed its ongoing and future measures to improve safety standards.

The query, posed by the Hon Lee Chun-keung, highlighted the recent No. 3 alarm fire in Yau Ma Tei which resulted in multiple casualties.

This incident has intensified scrutiny on the so-called “three-nil buildings” which lack owner corporations, resident organisations, and property management, raising questions about their fire safety management.

Comprehensive inspections and enforcement actions

In the past five years, the Fire Services Department (FSD) and the Buildings Department (BD) have conducted extensive inspections across various districts.

Since the enactment of the Fire Safety (Buildings) Ordinance (Cap.

572), the departments have issued numerous Fire Safety Directions to enforce compliance with modern fire safety standards in buildings constructed before March 1987.

By the end of February 2024, approximately 10,920 buildings had been inspected, with over 360,000 directives issued, of which around 40% have been fully complied with.

Strategic amendments and technological advancements

The government is accelerating efforts to amend the ordinance to empower the FSD and BD to undertake fire safety improvements unilaterally for non-compliant buildings and to recover costs post-completion.

This proactive approach aims to enhance compliance and safety standards without compromising the integrity of private property maintenance.

Additionally, technology plays a crucial role in this strategy, with new systems being introduced to facilitate compliance, especially in buildings facing structural challenges.

IFSJ Comment

The Hong Kong Government’s multifaceted strategy to enhance fire safety in older buildings is a testament to its commitment to public safety.

By integrating legislative amendments, stringent enforcement, and technological aid, the authorities aim to mitigate fire risks effectively.

This comprehensive approach is crucial for improving the living conditions of residents and ensuring the structural integrity of Hong Kong’s older buildings.

Build UK updates Building Safety Regime guide to cover latest phase

by Building ManagementConstructionFeatured News

Building Safety Act: A new framework for enhanced safety in construction

Build UK has recently updated its Building Safety Regime guide, which now includes comprehensive details from the latest phase of the regime, effective from 6 April 2024.

The updated guide introduces new registers for Building Control Approvers and Building Inspectors and revises Approved Document B, which now includes guidance on second staircases for new residential buildings over 18 metres tall.

Moreover, Build UK has developed a summary of the Golden Thread for members, focusing on the mandatory collection and storage of information for Higher-Risk Buildings (HRBs).

A timeline within the guide outlines when each significant update will come into effect.

Industry responses to the new safety regime

Following the release of the fourth report by the Industry Safety Steering Group, Dame Judith Hackitt, the group’s chair, shared her reflections through a blog post.

She acknowledged the “huge progress” made so far and encouraged continued collaboration within the industry to ensure the success of the new regime.

Additionally, it has been reported that the Grenfell Tower Inquiry’s Phase 2 report will be delayed, with its publication now scheduled for after the upcoming June anniversary of the fire.

Impact and future expectations

The updates to the Building Safety Regime are intended to provide clearer, more stringent guidelines for construction safety, particularly in the context of high-rise buildings.

These changes are seen as vital steps towards preventing future incidents and ensuring a safer living environment for residents.

The detailed timeline and the introduction of new roles are expected to streamline compliance and enhance oversight across construction projects.

IFSJ Comment

By incorporating the latest regulatory changes and practical guidance, Build UK aims to set a higher standard of safety in construction, particularly in response to the tragic lessons learnt from the Grenfell Tower fire.

As the industry continues to evolve, such proactive updates are crucial for maintaining trust and safety in residential and commercial buildings.

This commitment to continuous improvement in building safety regulations demonstrates an adaptive and responsive approach to critical safety challenges in the construction sector.

UK government takes action against Canary Wharf landlord for building safety costs

by Building ManagementFeatured News

Government seeks £20.5m from Yianis Group for building safety works

The UK government has initiated legal proceedings against the landlord of a Canary Wharf apartment complex, aiming to recover £20.5 million for building safety improvements.

The Financial Times (FT) reported that Michael Gove’s housing department has targeted Yianis Group, owned by property magnate John Christodoulou, for contributions towards remedying safety issues at the Canary Riverside development.

This move represents the first instance of the department utilising the Building Safety Act to enforce such payments, a legislation introduced following the tragic Grenfell Tower fire to compel landlords to finance necessary safety upgrades.

Landmark legal action under Building Safety Act

According to government officials and property tribunal disclosures, the housing department’s action also encompasses orders against two additional companies.

The Building Safety Act, passed in the aftermath of the Grenfell disaster, aims to ensure landlords cover the cost of vital safety improvements, marking a pivotal change in how remediation costs are managed.

The department stated: “Where developers and freeholders have profited from unsafe buildings, we will use powers in the landmark Building Safety Act to recover funds.”

It added: “We will continue to take action against those who do not take responsibility for building safety issues.”

Yianis Group’s response and broader implications

In response to the government’s legal move, as reported by FT, Yianis Group acknowledged awareness of the application but noted it had not been formally served.

The company commented, “We are not going to comment on this matter save as to say that the [secretary of state] has taken such action without as much as requesting a meeting with the companies.”

The case has shed light on the broader building safety crisis sparked by the Grenfell fire, which identified widespread defects in residential blocks nationwide, impacting leaseholders and prompting a revaluation of safety regulations and responsibilities.

IFSJ Comment

The UK government’s legal action against Yianis Group under the Building Safety Act marks a significant development in addressing the long-standing issues of building safety and the allocation of remediation costs.

It reflects a clear stance that landlords and developers, who have benefited financially from properties later found to be unsafe, must bear the financial burden of making those properties safe.

This case could set a precedent for future actions under the Building Safety Act, emphasizing the importance of accountability and the need for a collaborative approach to resolve the building safety crisis.

The ongoing efforts to ensure buildings are safe and compliant protect residents and also serve as a critical step towards restoring confidence in the UK’s housing infrastructure.

UK’s construction sector braces for new fire safety standards as Building Safety Act transition concludes

by ConstructionFeatured NewsSafety

PlanRadar outlines the future of fire safety post-BSA transition

As the transition period for the Building Safety Act (BSA) concludes on April 6th, the construction, real estate, and facilities management sectors are poised to experience a paradigm shift in fire safety standards.

Rob Norton, the UK Director at PlanRadar, has emphasized the critical need for enhanced efficiency and accuracy in fire safety processes, particularly in the management of safety information and record-keeping.

According to Norton, “new safety standards will demand improved speed and accuracy of fire safety processes, especially the strict management of fire safety information and record-keeping.”

Increased accountability and the ‘golden thread’ in fire safety protocols

Norton highlights that the end of the BSA transition period marks the beginning of an era characterized by increased responsibility for Responsible Persons (RPs) and the establishment of robust fire safety protocols.

“As we see increased accountability of RPs and foundations laid for watertight fire safety protocols, the golden thread will continue to dominate workflows to ensure industry compliance,” said Norton.

This approach is expected to foster a culture of meticulous compliance and efficiency across the sector.

Shift in focus to commercial properties and collaboration in construction

Looking ahead, Norton anticipates a potential shift in focus towards commercial properties, where fire safety standards currently lag behind those in residential areas.

“The focus could shift to commercial property in the near future, where fire safety standards are lagging behind residential,” Norton observed.

He also expressed hope for increased collaboration within the construction industry to enhance fire safety measures.

“The BSA is the push the industry needs, and I hope to see further collaboration in construction’s approach to fire safety, bringing greater consistency and quality to fire safety checks and strategies,” Norton added.

IFSJ comment

The conclusion of the Building Safety Act’s transition period is a pivotal moment for the UK’s construction and property management sectors.

It signals a move towards more stringent fire safety standards, requiring companies to adopt new technologies and methodologies for information management and compliance.

The emphasis on the ‘golden thread’ of information and the potential shift towards improving safety in commercial properties reflect the industry’s evolving priorities.

Norton’s comments underscore the importance of adaptability and collaboration in meeting these new challenges.

As the sector moves forward, the ability to efficiently manage and share safety information will be paramount, highlighting the role of digital solutions in facilitating compliance and enhancing overall fire safety.

BESA responds to government’s decision on building planning system and safety regulations

by Building ManagementFeatured NewsSafety

Government extends deadline for building control officers’ competence assessments

The Building Engineering Services Association (BESA) has expressed its support for the government’s decision to extend the deadline for building control officers in England to complete their competence assessments, a move aimed at preventing a potential collapse of the country’s planning system.

However, BESA has raised concerns that the ongoing uncertainty is affecting progress towards enhancing building safety.

Building control officers are now given until July 6 to complete their assessments, although they must still register by the April 6 deadline.

This extension comes as a response to fears that many inspectors have not yet begun the registration process, with BESA emphasizing the urgency as the “clock is ticking”.

Building safety regime introduced in response to Grenfell Tragedy

The extension is part of efforts to enforce the new building safety regime, introduced in the wake of the Grenfell Tragedy.

Philip White, the director of building safety at the Health & Safety Executive, highlighted the importance of balancing professional concerns with the necessity to implement the Building Safety Act and enhance industry standards.

Rachel Davidson, BESA’s director of specialist knowledge, commended the Regulator for striking a balance that allows the building control profession to continue meeting current demands while advancing towards a more robust safety regime.

Davidson stressed the importance of maintaining confidence in the planning process to avoid project delays and cost overruns, underlining the significance of a competent pool of building control officers and planning officials.

Slow progress and challenges in the new planning gateways

Despite the extensions, BESA’s Building Safety Act Advisory Group (BSAAG) has warned that progress through the new planning gateways introduced under the Act is very slow, with only small-scale refurbishment projects on existing high-risk buildings currently passing through Gateway One.

Davidson pointed out the reluctance among architects and consultants to quote for contracts due to uncertainties over potential design liabilities and differing interpretations of competence for duty holders.

She emphasized the need for swift action to address the current planning issues and foster industry cooperation with the Building Safety Regulator (BSR) to deliver the necessary cultural change within construction.

BESA comment

Rachel Davidson said: “The industry must have confidence in the planning process otherwise we will have further project delays and cost overruns.

“But we also need to be progressing as quickly as possible towards a robust safety regime and that depends on having a well-resourced, verifiably competent pool of building control officers and planning officials.”

IFSJ Comment

The recent developments in the building safety regulations, highlighted by the Building Engineering Services Association’s response to the government’s extension for competence assessments, reflect the ongoing challenges and complexities within the UK’s construction and planning system.

These measures, though necessary to prevent immediate issues, underscore the broader need for a comprehensive and cohesive approach to building safety and regulation compliance.

The balance between maintaining operational continuity in the construction industry and ensuring the advancement of safety standards is delicate and requires careful navigation.

This situation calls for a collaborative effort among government bodies, industry associations, and professionals to ensure that the transition to the new regulatory regime is as smooth and effective as possible, with a clear focus on safeguarding the well-being of residents and enhancing the reliability of the UK’s built environment.

Building Safety Regulator seeks to enhance rights for high-rise residents

by ConstructionFeatured NewsSafety

New campaign empowers residents in high-rise buildings

The Building Safety Regulator (BSR) has initiated a campaign aimed at informing residents of high-rise buildings about their enhanced rights and protections under the new Building Safety Act 2022.

This legislation marks a significant shift towards improving safety standards across England’s built environment, with a particular focus on those living in high-rise residential buildings (HRBs).

Understanding new protections and rights

The BSR’s campaign highlights the critical aspects of the Building Safety Act, which is central to the reforms in building safety across England.

The Act defines HRBs as buildings that are 18 meters in height or consist of seven or more floors, including at least two residential units, categorising them as ‘higher-risk’.

The new laws are designed to protect and empower residents, allowing them to actively participate in safety decisions impacting their homes and offering a structured process for raising safety concerns.

Principal accountable person and enhanced resident rights

A key feature of the Act is the requirement for each high-rise building to designate a Principal Accountable Person (PAP), responsible for managing the building’s safety and being accountable for legal obligations.

Residents now enjoy enhanced rights, including assurances that safety risks are being addressed, access to information on safety improvements, and the empowerment to voice concerns with the confidence that they will be taken seriously.

BSR’s role in ensuring safety

The BSR, operating within the Health and Safety Executive, plays a pivotal role in the government’s response to the Grenfell fire tragedy.

It aims to ensure the safety of HRBs by overseeing how buildings are managed and reviewing compliance with duties by the PAP.

Philip White, Director of Building Safety at the Health and Safety Executive, emphasised the importance of resident involvement: “Residents are at the heart of our regulatory efforts.

“It’s vital for us to amplify their voices and to recognise the role they play in the safety of their buildings.

“Safety standards in high-rise buildings must be assessed and managed by the Principal Accountable Person (PAP).

“The regulator will review how the building is managed and whether the PAP has complied with their duties.”

The BSR has also established a residents’ panel, comprising members from the diverse community of high-rise building residents.

The panel plays a crucial role in the regulator’s programme, offering insights based on their experiences to inform regulatory practices.

Marlene Price BEM, a member of the BSR Residents Panel, highlighted the importance of safety in residential buildings: “Everyone should feel safe in their home, including the millions of people who live in high-rise buildings. The Building Safety Regulator is working to make this ambition a reality.”

IFSJ Comment

The BSR’s campaign to inform high-rise residents of their new rights under the Building Safety Act 2022 is a commendable step towards enhancing building safety standards.

By focusing on resident empowerment and participation, the initiative recognises the crucial role individuals play in ensuring their living environments are safe.

The introduction of the Principal Accountable Person (PAP) duty further solidifies the commitment to accountability and transparency in managing the safety of high-rise buildings.

As the industry continues to evolve, such measures are essential in fostering a culture of safety and responsiveness to the needs of high-rise residents.