The UK construction sector is set for significant regulatory changes with updates to Part B (Fire Safety) and the introduction of Part T of the building regulations.

These changes, aimed at improving fire safety and creating a more rigorous regulatory framework for higher-risk buildings, come into effect over the next few years, with key compliance deadlines starting in April 2024. Here’s a breakdown of the essential updates:

Key Changes to Part B (Fire Safety)

Second Staircases in Residential Buildings Over 18m
Starting in April 2024, all new residential buildings over 18 meters tall will be required to have a second staircase. This change is designed to improve evacuation routes and overall fire safety for occupants in high-rise buildings.

Sprinkler Systems in New Care Homes
From2025, sprinklers will become mandatory in all new care homes, reflecting the heightened need for fire suppression systems in facilities housing vulnerable residents.

Transition from BS 476 to European Standards (BS EN 13501)
The use of the national fire test classification (BS 476) will be withdrawn by 2025, with all fire safety assessments transitioning to European standards (BS EN 13501). This aligns UK regulations with international standards, ensuring more consistent fire safety practices.

Evacuation Lifts to be Considered

Evacuation Alert Systems in High-Rise Residential Buildings
Residential buildings over 18 meters tall will be required to install evacuation alert systems (BS 8629), giving fire services greater control during emergencies.

Secure Information Boxes in Flats
Flats with a top floor over 11 meters will now be required to have secure information boxes installed. These boxes will provide critical building information to fire services during emergency responses.

Additional Firefighting Shaft for Large Basements in Tall Residential Buildings
Tall residential buildings with large basements will need to incorporate an additional firefighting shaft, improving access for fire services and overall building safety.

Introduction of Part T: The Building Safety Regulator

Part T establishes the reason guidance for the provision of single-sex and unisex toilet provisions, in addition to the requirements for wheelchair-accessible WC and changing places facilities already within the guidance to part M of the regulations. The changes came into force in October 2024

Key Provisions to Part T (Toilets) Guidance

• Sets out what is the Expected Design provisions should be – guidance on sizes for cubicles and what is required in cubicles
• Introduces New Terminology – new names for the types of facilities
• Guidance for Single Sex and Unisex Provisions – cubicle design and scale of provision
• Guidance on Design Provisions – guidance on signage, layouts, heating appliances and general design requirements

What This Means for the UK Construction Industry

The changes to Part B and the introduction of Part T represent the most significant updates to UK building regulations in recent years, with a clear focus on fire safety and building safety. For developers, contractors, and building control professionals, these new requirements will require careful planning and adaptation, especially for higher-risk buildings.

The Building Safety Act 2022: A New Framework for Safer Buildings

The Building Safety Act 2022 represents a comprehensive overhaul of building safety regulations in the UK. Central to the Act are reforms designed to improve accountability, oversight, and compliance for buildings, particularly higher-risk buildings (HRBs). Key measures include:

• The Establishment of the Building Safety Regulator (BSR):
  The BSR is responsible for overseeing safety and performance across the built environment. It ensures developers, contractors, and building owners adhere to strict safety standards during the design, construction, and management of HRBs.
• Golden Thread of Information:
  The Act mandates the creation and maintenance of a “golden thread” of digital information for HRBs. This comprehensive, up-to-date record includes design details, fire safety measures, and ongoing maintenance documentation, ensuring transparency and safety compliance throughout a building’s lifecycle.
• Accountability of Duty holders:
  The Act imposes clear responsibilities on duty holders, including developers, designers, and contractors, at every stage of a building’s life. Non-compliance with safety regulations can result in severe penalties, including fines and imprisonment.

Fire Safety Act 2021: Clarifying Responsibilities

The Fire Safety Act 2021 builds on the Regulatory Reform (Fire Safety) Order 2005, expanding its scope to address critical fire safety risks. The Act explicitly includes:

• External walls, including cladding, balconies, and windows.
• Entrance doors that open into communal areas of residential buildings.

This Act ensures that “responsible persons” (such as building owners or managing agents) proactively assess and mitigate fire risks in these areas. The introduction of Fire Risk Appraisals and Assessments of External Wall Construction (FRAEW) is a significant development under the Act.

Gateway Approval Process for Higher-Risk Buildings

A critical component of the Building Safety Act is the introduction of a three-stage Gateway approval process:

Gateway One: Fire safety requirements integrated at the planning stage.
Gateway Two: Pre-construction approval by the Building Safety Regulator.
Gateway Three: Final assessment upon project completion before occupation is permitted.

This process ensures safety considerations are addressed comprehensively from inception to completion.

New Competence Requirements for Industry Professionals

To further enhance safety, the Building Safety Act 2022 places a strong emphasis on the competence of professionals working on HRBs. It introduces:

• Mandatory Registration: Building inspectors and fire safety professionals must be registered and demonstrate competence in their roles.
• Competence Frameworks: These frameworks set out minimum requirements for professionals, including ongoing training and professional development.

The Role of the Building Safety Regulator

The Building Safety Regulator (BSR), part of the Health and Safety Executive (HSE), is central to implementing the new framework. Its primary functions include:

1. Regulating Higher-Risk Buildings:
   The BSR acts as the sole building control authority for HRBs, ensuring consistent safety standards.
2. Overseeing Industry Standards:
   The BSR monitors the competence of building inspectors and ensures adherence to the new safety requirements.
3. Enforcing Compliance:
   The Regulator has the power to issue stop notices, fines, or criminal charges for breaches of safety regulations.

Impacts on Developers and Building Owners

The new regulations present several implications for developers, contractors, and building owners:

1. Increased Documentation Requirements:
   The golden thread and Gateway submissions require meticulous documentation and tracking.
2. Longer Project Timelines:
   The approval processes, particularly Gateway Two and Gateway Three, may extend project timelines.
3. Stricter Penalties for Non-Compliance:
   Developers and building owners face heightened scrutiny, with legal and financial consequences for breaches.

Salus’s Role in Navigating Regulatory Changes

At Salus, we understand the complexities of these new regulations and offer tailored solutions to ensure compliance. Our services include:

Regulatory Guidance:
We provide up-to-date advice on meeting the requirements of the Building Safety Act and associated regulations.

Documentation Support:
Our experts assist in preparing Gateway submissions and maintaining the golden thread of information.

Compliance Training:
We deliver training to help professionals understand their new roles and responsibilities under the legislation.

Fire Risk Assessments:
Our comprehensive fire safety assessments ensure adherence to the Fire Safety Act 2021.

We are proud to have a high number of Level 2 and Level 3 specialists within our Building Regulation Consultancy and Building Control Approver services, making us well-prepared to guide our clients through these regulatory changes. Our team’s expertise ensures that your projects, regardless of size or complexity, meet the new fire safety and building safety standards.