Fire Safety and Building Control

Summary

New fire safety standards (BS 9991:2024) impact UK building control approvals, especially for higher-risk buildings. The Construction Leadership Council offers advice for applications, addressing compliance and the transition from older standards. Builders must demonstrate compliance with current fire safety regulations for new and existing projects.

Focus360 Energy: property compliance services – pre-planning to post-construction. Learn more.

** Main Story**

Navigating the Shifting Landscape of UK Building Regulations and Fire Safety

The UK’s building regulations landscape is constantly evolving, with a strong emphasis on improving fire safety, particularly in higher-risk buildings. These changes reflect a commitment to learning from past tragedies and ensuring the safety and well-being of residents. Builders, designers, and building owners must stay informed about these evolving regulations to guarantee compliance and contribute to a safer built environment.

New Fire Safety Standards Impacting Building Control Approval

The release of the updated fire safety standard BS 9991:2024 has significantly impacted building control approval applications (BCAA), especially for higher-risk buildings (HRBs). This revised code of practice replaces BS 9991:2015 and addresses the increasing complexity of modern building designs, including residential care homes, sprinklers, and single-stair buildings. The Construction Leadership Council (CLC), in collaboration with the Building Safety Regulator (BSR), the British Standards Institution (BSI), the National Fire Chiefs Council (NFCC), and the Local Authority Building Control (LABC), published an advisory note on March 17, 2025, to guide applicants through these changes.

CLC Advisory Note: Key Aspects for BCAA

The CLC advisory note focuses on how BCAA can effectively demonstrate compliance with fire safety building regulations. It aims to clarify how building control bodies, including multidisciplinary teams, should evaluate designs based on the updated BS 9991:2024 standard. The note emphasizes the following:

• Planning applications: New planning applications, submitted after the advisory note’s publication, intending to use BS 9991 must adopt the 2024 version.
• Gateway 2 applications: For projects that progressed through design using BS 9991:2015 before the 2024 update, applicants must demonstrate continued compliance with Part B of Schedule One of the Building Regulations. They should also show they assessed and adopted, where reasonably practicable, relevant recommendations from BS 9991:2024.
• BSR expectations: The BSR expects clear justifications for the adopted approach and a demonstration of how the design achieves compliance. They will consider application timing and changes to guidance during development. Designers must ensure safety levels at least equivalent to Approved Document B, considering any transitional arrangements. The BSR aims to maintain a pragmatic approach when reviewing HRB building regulation applications.

General Guidance on Fire Safety and Building Control Approvals

• Smoke Alarms: Install smoke alarms on every level of your home, inside bedrooms and outside sleeping areas, and interconnect them for comprehensive coverage. Test alarms monthly and replace batteries annually.
• Escape Plan: Develop and practice a home fire escape plan, ensuring everyone knows two exits from each room and a designated meeting point outside.
• Cooking Safety: Never leave cooking unattended, especially when frying, grilling, or broiling. Keep flammable materials away from the stovetop.
• Space Heaters: Maintain a 3-foot clearance around space heaters and never leave them unattended or near children and pets.
• Smoking Safety: Designate outdoor smoking areas and use deep, sturdy ashtrays. Check for smoldering cigarettes in furniture before leaving or going to bed.
• Electrical Safety: Regularly inspect electrical cords and replace any damaged ones. Avoid overloading outlets.
• Candle Safety: Place candles away from flammable materials and never leave them unattended.
• Building Control Bodies (BCBs): You can choose between local authority BCBs and private BCBs for your building regulation approvals.
• Types of Applications: You can apply for full plans approval (more detailed), building notice (for smaller projects), or regularisation (for retrospective approval).
• Higher-Risk Buildings: The Building Safety Regulator (BSR) oversees building work in higher-risk buildings (18 meters or taller or seven or more stories).

This information is current as of May 15, 2025, and may be subject to change with future updates to regulations and guidance. It is crucial to consult the relevant official sources for the most up-to-date information when planning building work.