Riba Forms Coalition to Urge Government Fire Safety Action
26/6/23
A Royal Institute of British Architects-led coalition called on the government to adopt an 18 metre maximum height threshold for new residential buildings with a single staircase. Since the devastating fire at Grenfell Tower in 2017, the Royal Institute of British Architects has been advocating for stronger regulation to make the built environment as safe as it can be.
RIBA has been clear that consistency and clarity are needed on a height threshold at which two or more staircases are necessary to provide adequate access for firefighters and evacuation of residents from their homes.
In December 2022, the Department for Levelling Up, Housing and Communities (DLUHC) launched a consultation which sought views on the maximum height threshold for the provision of a single staircase in new residential buildings – the consultation proposed a 30 metre height threshold. RIBA responded to the consultation outlining that, from the best available evidence and guidance from their Expert Advisory Group on Fire Safety, RIBA believe that the appropriate threshold for a second staircase in new residential buildings is 18 metres. RIBA state an 18 metre height threshold would harmonise with the wider regulatory environment and aligns with requirements in Scotland, which have been in place for four years.
RIBA has written a letter to Levelling Up, Housing and Communities Secretary of State, Rt Hon Michael Gove MP, outlining the reasons for their 18 metre position, and why RIBA believe the government must adopt this. The letter is also signed by organisations representing multiple sectors - the built environment, fire safety and disability rights groups, including: Royal Institute of Chartered Surveyors (RICS), Chartered Institute of Building (CIOB), National Fire Chiefs Council (NFCC), Housing Learning and Improvement Network (Housing LIN), Disability Rights UK, Inclusion London and Claddag (Leaseholder Disability Action Group).
Why 18 Metres?
While opinions exist for a range of thresholds, both higher and lower, RIBA argue an 18 metre threshold would bring the greatest harmonisation with the wider regulatory environment, and therefore the greatest simplicity and certainty for the industry at this time.
An 18 metre threshold would align with definitions in the Building Safety Act, as well as thresholds for certain provisions in the Fire Safety (England) Regulations, and the amendments to fire safety provisions within Approved Document B in relation to fire alert systems in blocks of flats with storeys over 18 metres.
RIBA claim this would also help to synchronise standards across the United Kingdom by aligning to rules in Scotland, which has required two staircases in new residential buildings over 18 metres for four years.
Better Alignment in Regulations
In England, there is currently no maximum height for residential buildings with a single staircase. In contrast 'Buildings other than dwellings' are only permitted a single stair up to 11 metres, under Approved Document B, Volume 2.
Following the COVID-19 pandemic, increased hybrid working patterns mean that occupants are spending more time in their homes. Therefore, an 18 metre height threshold for requiring a second staircase in residential buildings would better align with non-residential requirements.
What Further Action is Needed?
While RIBA believe 18 metres is the correct height for a second staircase for new residential buildings, it is not a panacea for fire safety. RIBA also urge the government to undertake a full review of Approved Document B, to ensure that regulations and guidance are consistent, clear, unambiguous and actually deliver safe buildings.
What Does This Mean for Existing Single Staircase Buildings Over 18m?
Critically, it is important to note that there is an extensive existing single staircase housing stock. An 18 metre height threshold for a second staircase in new residential buildings does not make existing single staircase residential buildings inherently unsafe. However, to ensure existing buildings are as safe as possible, RIBA recommend that the government require existing single staircase residential buildings over 18 metres be refurbished with evacuation lifts, sprinklers and centrally addressable fire alarm systems as 'consequential improvements' where a building is subject to 'material alterations'.
Read RIBA's full consultation response to government here: www.architecture.com/about/policy/ consultation-responses/fire-safety
For more information: www.architecture.com