Fire safety subsidy scheme announced for medium and high-rise social housing in Wales

by Building ManagementConstructionFeatured NewsSafety

Overview of the fire safety subsidy scheme for social sector housing

The Welsh Government has introduced the “Medium and High-Rise Residential Building Fire Safety Capital Grant (Social Sector) Subsidy Scheme” to address fire safety defects in medium and high-rise social housing.

As reported by the Welsh Government, the scheme aims to fund Welsh social sector landlords for remediation work on buildings over 11 metres in height with identified as-built fire safety issues.

The grant supports efforts to improve fire safety compliance, safeguard residents, and rebuild public confidence in the safety of affected social housing.

Funding and eligibility criteria

The scheme has a total budget allocation of £128 million, running from 2020 to 2032.

Eligible applicants include registered social landlords and local authorities in Wales.

Each grant covers 100% of approved costs, with individual awards capped at £20 million.

Only fire and structural safety issues in buildings over 11 metres tall, identified through risk-based assessments, qualify for funding.

Implementation and policy objectives

The subsidy scheme is implemented under the authority of Welsh Ministers, leveraging powers granted by the Local Government Act 2003 and Housing Act 1996.

The scheme’s objectives include rapid remediation of identified fire safety defects, compliance with fire safety standards, and support for the Welsh construction sector by engaging specialised contractors.

Application and contact details

Applicants must inform the Subsidy Control Unit of their intention to provide awards under this scheme.

Contact details for the Subsidy Control Unit:

  • Address: Cathays Park, Cardiff CF10 3NQ, United Kingdom
  • Telephone: +44 (0)3000 604 400
  • Email: subsidycontrolunit@gov.wales

Correspondence is welcomed in Welsh and English.

Fire safety subsidy scheme announced for medium and high-rise social housing in Wales: Summary

The Welsh Government has introduced a £128 million fire safety subsidy scheme to support the remediation of fire safety defects in medium and high-rise social sector buildings across Wales.

The initiative aims to fund local authorities and registered social landlords for necessary fire and structural safety work on buildings exceeding 11 metres in height.

The scheme will provide grants covering 100% of eligible costs, capped at £20 million per award.

It operates from 2020 to 2032, depending on the completion of remediation projects.

Applicants must comply with risk-based assessments and notify the Subsidy Control Unit when applying for awards.

“What is our actual capacity?” Brent Brooks shares lessons learned from 100 fire departments for improving high-rise fire response

by Breaking NewsIFSJ InfluencersSafetyTraining

By Brent Brooks, Acting District Chief for the Toronto Fire Services

I committed to personally dedicating time and support to 100 fire departments to research best practices.

I’m happy to report that I have exceeded this goal. I will share insights from over 100 fire departments contributing to this research.

This initiative aims to enhance training and tactical practices, specifically focusing on high-rise firefighting operations.

During my visit to these fire departments, I had the opportunity to observe various firefighting equipment and deployment methods.

I noted how the weight of the equipment impacts firefighter deployment and effectiveness.

I witnessed the challenges that firefighters face when recovering from exertion.

It became evident that even the most physically fit firefighters encounter difficulties due to heavy equipment.

This experience inspired me to explore potential solutions to enhance our overall effectiveness.

I sought feedback from the 100 Fire Departments, which provided insights into our realistic response times and helped determine if fire ground assignments could be feasibly completed based on fire and smoke conditions.

This observation prompted me to delve into the scientific principles of ergonomics and firefighter behaviour.

What is our actual capacity to deploy resources faster than smoke and fire spread?

As a firefighter studying high-rise buildings, I analyse and predict how a building will respond when on fire.

I focus on learning the logistical aspects of firefighting operations within buildings and finding ways to improve our strategies for extinguishing fires, evacuating people, and ventilating smoke.

Thanks to the involvement of these 100 fire departments, we have developed specialised nozzles and techniques for water delivery and, most importantly, firefighter deployment models.

Firefighters may have varying opinions based on their education and experiences.

It’s important to share these perspectives to gain a comprehensive understanding.

We fact-check each other to assess proposed tactics for improvement.

Please keep an open mind; This approach will significantly enhance our ability to respond to emergencies.

I have visited 36 of the world’s 118 tallest buildings and have studied through my membership with the Council of Tall Buildings and Urban Habitat.

This has allowed me to establish valuable connections and maintain regular communication with engineers, designers, and architects specialising in constructing some of the world’s most distinctive buildings.

We collaborate to share insights on retrofitting existing structures and designing future buildings.

This networking has helped me connect the dots by providing different perspectives, giving us all a better understanding of how firefighting operations, evacuation of occupants, and smoke control can work together.

I aim to stay updated with the latest technology and building design and share that knowledge with others.

I am committed to ensuring firefighters can operate safely and effectively to achieve the best possible outcome for the people inside buildings.

About the IFSJ Influencer

Brent Brooks is an Acting District Chief for the Toronto Fire Services with 30 years of experience.

He has dedicated himself to research and development, significantly improving high-rise operations worldwide.

Brent is committed to equipping firefighters with modern tactical approaches and specialised equipment knowledge for standpipe-equipped buildings.

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Progress in fire safety remediation of high-rise social housing in England

by Featured NewsSafety

Overview of Fire Safety Remediation Survey

The second Fire Safety Remediation Survey for buildings over 11 metres in England was conducted between 1 December and 31 December 2023, with findings as of 30 November 2023.

This survey, aimed at large and small landlords, is part of a continuous effort to ensure fire safety in multi-occupied, medium and high-rise buildings.

The Regulator of Social Housing (RSH) and the Department of Levelling Up, Housing and Communities (DLUHC) have overseen this initiative, emphasizing the importance of landlords meeting their obligations under the Fire Safety (Regulatory) Order 2005.

Key Findings and Progress

According to the November 2023 survey, significant progress has been made in fire safety remediation.

Data from 96% of landlords, including 100% of large private registered providers (PRPs) and local authority registered providers (LARPs), showed an improvement in remediation delivery compared to the first survey.

Out of 1,437 landlords, 30% reported responsibility for at least one building over 11 metres, primarily large landlords.

These landlords reported a total of 17,320 buildings over 11 metres, with 97.6% having undergone fire risk assessments.

Notably, 1,952 buildings were identified with life critical fire safety (LCFS) defects related to external wall systems (EWS), and remedial work is underway or planned for a majority of these buildings.

Future Expectations and Responsibilities

Landlords expect that 78% of buildings with EWS-related LCFS defects will be remediated within the next five years.

The survey emphasizes the role of boards and councillors in ensuring landlords meet legal obligations and manage identified risks effectively.

Ensuring organizations have robust systems and processes for fire safety management is crucial for tenant safety.

The survey also underscores the need for accurate and up-to-date data on fire safety.

IFSJ Comment

The latest survey results demonstrate a positive trend in addressing fire safety concerns in England’s high-rise social housing.

The increased participation and improvements in data quality from landlords indicate a growing awareness and commitment to ensuring tenant safety.

The survey reflects the ongoing efforts to meet legal obligations and manage fire safety risks effectively.

The continuous improvement in fire safety standards is essential for the well-being of residents in high-rise buildings.

As the sector moves forward, these efforts will likely serve as a benchmark for fire safety management in residential buildings.

Understanding the Dhaka fire tragedy

by Breaking News

Deadly Fire in Dhaka: Overview of the Catastrophe

The Bangladeshi capital, Dhaka, experienced a tragic event on Thursday, 29 February, when a massive fire engulfed a multi-storey building, resulting in the loss of at least 46 lives and leaving dozens injured.

The blaze, which reportedly started in a restaurant within the seven-floor property, rapidly spread, leading to a significant emergency response.

Seventy-five individuals were rescued, with many requiring hospitalization.

The cause of the fire is under investigation, with initial reports suggesting potential safety lapses.

A fire service official disclosed that the building lacked an emergency exit, and cooking gas cylinders were inappropriately stored in stairwells and restaurant kitchens.

Health Minister Samanta Lal Sen reported the tragic death toll, noting that at least 33 fatalities occurred at the Dhaka Medical College Hospital, with 10 others succumbing to their injuries at the city’s main burns hospital.

Mr Sen further mentioned that 22 individuals were in critical condition.

The Response and Eyewitness Accounts

The incident drew immediate attention from the emergency services to the Kacchi Bhai restaurant, located in the building which also housed various shops.

Brigadier General Main Uddin, head of the Bangladesh Fire Service and Civil Defence, indicated that the building’s structure, containing gas cylinders on each floor, significantly exacerbated the danger.

Sohel, a restaurant manager, described the chaotic scenes: “We were at the sixth floor when we first saw smoke racing through the staircase.” He recounted the desperate escape efforts, including climbing down using a water pipe, with some sustaining injuries from jumping.

Mohammad Altaf, another survivor, shared his narrow escape through a broken window, lamenting the loss of his colleagues who died after assisting in evacuation efforts.

Historical Context of Fire Safety in Bangladesh

Fires in commercial and residential buildings are unfortunately common in Bangladesh, often attributed to poor safety awareness and lax enforcement of regulations.

This latest disaster parallels other tragic incidents, such as the fire in July 2021 at a food processing factory that claimed 52 lives, and the February 2019 inferno in Dhaka apartment blocks resulting in 70 deaths.

IFSJ Comment

The catastrophic fire in Dhaka underscores the urgent need for enhanced fire safety measures and stricter enforcement of regulations in Bangladesh.

The high death toll and the numerous injuries reflect a broader issue of safety standards in densely populated urban areas.

This tragedy serves as a reminder of the vital importance of adherence to safety protocols and the implementation of effective emergency response strategies.

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.

Newham Council launches ambitious plan to secure safety of high-rise buildings by 2029

by Featured NewsSafety

Newham Council commits to enhancing high-rise residential building safety

In a decisive move to enhance housing standards across the borough, Newham Council, led by Mayor Rokhsana Fiaz and her Cabinet, has approved the five-year Residential Building Safety Strategy for High-rise Buildings.

This strategy is designed to bring high-rise residential buildings in Newham in line with the Building Safety Act 2022, a piece of legislation introduced in the wake of the Grenfell Tower tragedy to improve the design, construction, and management of higher-risk buildings.

Since the enactment of the Building Safety Act 2022 in April 2023, Newham Council has collaborated with the Building Safety Regulator to develop a comprehensive plan.

This plan aims to ensure compliance with the new legislation, focusing on the borough’s 87 high-rise residential buildings.

The council has proactively registered and submitted all necessary building information to the Building Safety Regulator, preparing for official visits starting April 2024.

Council’s proactive steps towards building safety

Councillor Shaban Mohammed, Cabinet Member for Housing Management and Modernisation, articulated the council’s dedication to this cause: “Securing approval for our very important building safety strategy to ensure our housing blocks are safe for residents today is another huge milestone in our concerted efforts to prioritise investment in our housing stock to improve the quality of life for residents and to protect our homes for future generations.”

He further highlighted the council’s ongoing efforts to enhance safety: “We have already taken considerable actions to make our residential buildings safer with our first successful cladding prosecution last year and are continuing to identify high-risk buildings and removing unsafe cladding.”

The council plans to engage with residents to educate them on the new regulations and how they affect their homes.

This engagement will include providing resources for information access and complaint logging.

Five key priorities of the safety strategy

The Residential Building Safety Strategy for High-rise Buildings is underpinned by five key priorities:

  1. Ensuring building safety to comply with statutory obligations for occupied higher-risk buildings.
  2. Engaging residents to keep them informed and safe.
  3. Developing an organisational structure capable of delivering safe homes now and in the future.
  4. Establishing robust data and systems to ensure competence in design, building projects, and building management.
  5. Aligning policy and strategy with legislation, regulation, and the council’s safety management system for building safety.

A dedicated building safety website and additional information will be made available to support the implementation of this strategy.

IFSJ Comment

Newham Council’s launch of the five-year Residential Building Safety Strategy for High-rise Buildings represents a forward-thinking approach to housing safety and compliance.

By prioritising the safety and quality of life for its residents, Newham Council is setting a precedent for proactive and comprehensive safety management in high-rise residential buildings.

This strategy is a testament to the importance of collaboration, detailed planning, and the effective use of technology and data in ensuring the long-term safety and well-being of communities.

Report highlights challenges of smoke control in tall buildings due to stack effect

by Featured NewsPassive

Overview of the stack effect in fire safety

A recent report, identified as Report ID 1250 and published on 20 November 2023 by CROSS-UK, sheds light on the significant impact of the stack effect on fire safety and smoke spread in tall buildings.

The report underscores that real-world tests have revealed shortcomings in existing smoke control systems, which are designed based on standard industry guidelines and ideal conditions, but fail to adequately address typical winter stack effect scenarios​​.

Key findings for designers and installers

The report highlights two critical recommendations for designers and installers of smoke control systems.

Firstly, it emphasizes the importance of modelling smoke control systems, like smoke extract shafts, under realistic building and environmental conditions to ensure they can effectively counter the powerful air flows driven by the stack effect.

Secondly, it stresses that testing and commissioning of these systems should not be conducted in isolation but under conditions that realistically represent building environments, capturing the impacts of the stack effect​​.

Understanding the stack effect

The stack effect is a natural phenomenon, predominantly occurring in tall buildings, where differences in air temperature create pressure variations between the inside and outside of a building, leading to air movement through vertical spaces.

During a fire, this effect can cause smoke and hot gases to rise and accumulate in upper floors, drawing fresh air from lower floors.

This results in hazardous conditions in stairwells, crucial for both occupant escape and fire rescue service intervention​​.

Challenges in design and commissioning

The report identifies issues in current design approaches, especially in Computational Fluid Dynamics (CFD) based fire modelling, like the Fire Dynamics Simulator (FDS).

These approaches often do not accurately represent pre-fire temperature distributions and gradients.

Additionally, the prevalent use of default inert wall thermal boundary conditions in FDS can significantly influence the preservation of temperature gradients, impacting the effectiveness of smoke control systems​​.

Real-world observations and tests

Recent investigations in several tall buildings during winter and spring have brought to light various faults in fire systems.

Observation tests conducted in different types of buildings, including residential and office buildings, demonstrated how smoke control systems failed to counter the stack effect, leading to the need for retroactive amendments.

These tests highlighted the critical role of the stack effect in the performance of smoke control systems, especially in winter conditions​​​​.

Additional considerations

The report also notes that glazed stairs with high solar gain can exacerbate the stack effect, creating a larger temperature difference between the interior and exterior of a building.

This effect is particularly pronounced in tall buildings.

The failure of smoke control systems in these scenarios is often due to the design and guidance assumptions not considering the stack effect​​.

Recommendations for the industry

To address these challenges, the report recommends that stack effect considerations be integrated into the modelling, design, and testing of smoke control systems, particularly in medium-high rise and taller buildings.

The industry needs to focus on testing and commissioning under realistic conditions, as tests that ignore the stack effect are not suitably representative​​.

Expert panel insights

An expert panel from CROSS-UK echoed the concerns raised in the report, emphasizing the necessity of incorporating engineering rigour in designing smoke control systems.

They advocate for a thorough examination of factors that could lead to system failure and an analysis of the likelihood of such circumstances, as an integral part of the design process​​.

IFSJ Comment

The recent CROSS-UK report on the stack effect and its impact on smoke control in tall buildings highlights a critical gap in fire safety practices.

The findings demonstrate the need for change in the design, testing, and commissioning of smoke control systems, emphasising the importance of realistic and comprehensive approaches that account for environmental conditions, especially in tall structures.

This report is a crucial reminder for industry professionals to reassess and update their methodologies and a call to action for regulatory bodies to refine guidelines and standards to ensure enhanced safety in our urban landscapes.

London leaseholders take legal action against building owner over fire safety defect

by Featured News

47 leaseholders have filed for legal action against the owners of a 94-flat building over fire safety defects.

The legal action comes after the Taper Building in south-east London was found to have ‘serious internal compartmentation issues and problems with external cavity barriers’, according to Inside Housing.

The building is owned by Grey GR, which is a subsidiary of the railway pension fund, Railpen, a scheme which caters to around 500,000 railway workers and is reported to have £37 billion in invested assets.

The company bought the freehold to the Taper Building in November 2018. Leaseholders have shown their frustration at the company’s reluctance to ‘pursue the developers for remediation costs’.

‘Tolerable’

It is believed issues of fire safety were first found after a small flat fire in 2020 led to an investigation by the London Fire Brigade (LFB) from which deficiency notice was served.

A later fire risk assessment, using the PAS 9980-style assessment, concluded that the level of risk was ‘tolerable,’ but ‘only if life-safety critical work to fix the compartmentation is completed’. It is believed that it could cost anywhere up to £10 million to fix the defects.

Chair of the Taper Building Residential Leaseholder Association (TBRLA), Carlos Vasquez, said: “These are not the actions of a responsible freeholder. After more than two years of attempting to engage constructively with Railpen and its agents, our members are taking this legal action as a last resort to get what they paid for in good faith – the right to live in safe, saleable, and mortgageable homes.

“Lots of us need to be able to move on with our lives, whether that’s relocating for a new job or having a family. Despite literally hundreds of emails and dozens of virtual meetings, we remain trapped while Railpen and its agents drag their feet.”

Leaseholders filed the legal action on 17 February 2023 under Section 123 of the Building Safety Act 2022. They hope that, if successful, a remediation order will obligate the freeholder to fix the issues at the building.

As Inside Housing reported, 35 of the flats are owned by Wandle Housing Association, while the rest are privately owned. Representing TBRLA, James Sutherland at Burges Salmon said: “It is disappointing that the freeholders have adopted a course of action that commits both parties to a costly and time-consuming legal dispute, rather than working with the leaseholders to remedy the serious safety issues with this building.”

In response to the concerns of residents at the Taper Building, a spokesperson for Grey GR said: “Grey GR, via managing agents, have been in regular contact with leaseholders in respect of the Taper Building. 

“In line with government guidance, Grey GR commissioned a PAS:9980 report via respected independent surveyors. This assessment deemed the fire safety risks within the Taper Building as ‘tolerable’ and copies of the report have been provided to leaseholders.  

“We understand leaseholders organised their own analysis of our report, however the leaseholders have only shared the output this week. Whilst specialists review its content, we are unable to comment on next steps, however we have previously advised leaseholders that we are willing to commission a third review should we identify a material need. 

“Grey GR’s priority is the safety of residents, and we act based on the advice provided to us. Whilst we look to understand what, if any, works are required, we have reserved the right to pursue a claim against the developers.”

Read more here.