New Building Control Regime for HRBs

Summary

This article examines the new building control regime for higher-risk buildings (HRBs) in England, implemented on October 1, 2023, as part of the Building Safety Act 2022. We delve into the key changes, including the shift in responsibility to the Building Safety Regulator (BSR), the new Gateway system, and the importance of maintaining a “golden thread” of information. The article also explores the challenges and risks associated with these changes, offering strategies for successful navigation.

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** Main Story**

Alright, let’s talk about this new building control landscape for higher-risk structures in England. It’s a pretty big deal, and it’s changed quite a bit since October 1, 2023, thanks to the Building Safety Act 2022. The main goal, of course, is to make these buildings safer and to hold everyone accountable. And honestly, it’s about time, don’t you think?

So, What Exactly Is a Higher-Risk Building (HRB)?

Essentially, we’re talking about buildings in England that are at least 18 meters tall or have seven or more stories, and they have to contain at least two residential units. But, there’s a little more to it. Hospitals and care homes that meet that height requirement also fall into this category. And, get this, they’ve recently expanded the definition to include military barracks. Which, makes sense when you think about it.

The Big Changes: What You Need to Know

There are some pretty significant changes that you need to be aware of. Let’s break it down:

• Bye-Bye Choice, Hello BSR:

The Building Safety Regulator (BSR), which is part of the Health and Safety Executive (HSE), is now the building control authority for all new HRBs. No more shopping around for your building control body. The BSR is now overseeing the whole shebang, from the initial design phase all the way through construction, occupation, and even ongoing maintenance. Honestly, I think this central oversight makes sense; it’s much clearer who’s responsible.

• The Gateway System: A Three-Step Dance

This is a big one. There’s a new Gateway system with three critical hold points in a building’s lifecycle. Think of it like this:

*   **Gateway 1:** Planning permission. You have to submit specific documentation to the BSR to even get started.
*   **Gateway 2:** Building control approval *before* construction. More documentation, more scrutiny.
*   **Gateway 3:** Completion and occupation. You guessed it, even *more* paperwork! You can't just throw the doors open; you need that final stamp of approval. This phased approach is designed to catch issues early, so they don't snowball into bigger problems down the road. I remember one project where we skipped a seemingly minor check in the planning phase, and it came back to bite us during construction, costing us a fortune in rework. Lesson learned.

• The Golden Thread: Traceability

The regime is mandating the creation and maintenance of a “golden thread” of information. I know, it sounds a bit dramatic, right? But all it is, is just a digital record that documents every crucial detail about a building’s design, construction, and maintenance. This ensures that all of the critical safety information is easily accessible through the building’s life cycle. The information required depends on what you’re doing and where you are in the process, plans, fire statements, compliance evidence etc.

• Change Control: No More Sneaking Things In

Any changes to approved plans now require a formal change control process. You can’t just decide to move a wall or change a material without getting it approved first. Developers have to record and revise any affected documents and submit them to the BSR for approval before making any changes. This keeps the golden thread up-to-date and ensures that everything remains compliant.

• Completion Certificates: The Final Hurdle

You absolutely have to get a completion certificate from the BSR before anyone can move into a new HRB. The client has to apply for this and provide all sorts of information and documents, including a signed statement confirming that they’ve complied with all the Building Regulations. It’s the final “I promise we did everything right” moment.

Okay, So What Are the Potential Problems?

Look, while these changes are intended to make things safer, there are some potential downsides:

• Complexity Overload: All these new requirements and detailed processes can make HRB projects way more complicated. You need to be meticulous with planning, documentation, and communication. There is a lot more paperwork.

• The Delay Game: With all the approvals needed at each Gateway and the change control process, projects could easily get delayed if they aren’t managed efficiently. Time is money, right?

• Cost Increases: All that extra documentation, the need for specialist advice, and potential delays are all going to add to the cost of a project. It’s something clients need to be prepared for.

So, How Do We Navigate This Mess Successfully?

Alright, here’s my advice for making sure you don’t get bogged down in this new regime:

• Talk to the BSR Early: Engaging with the BSR early on can help you understand exactly what they’re looking for and avoid any nasty surprises down the road.

• Document Everything: Meticulous record-keeping is essential. Make sure you have a solid system for managing all the documentation required for each Gateway and the golden thread.

• Communicate, Communicate, Communicate: Keep everyone in the loop – the client, designers, contractors, and the BSR. Clear communication is key to a smooth and compliant process.

• Get Your Change Management On Point: Implement a robust change management system to minimize delays and ensure compliance whenever changes are needed. And I am sure they will be.

• Don’t Be Afraid to Call In the Experts: If you’re not sure about something, get professional advice from experts in building regulations and fire safety. It’s better to be safe than sorry, especially with this level of scrutiny.

Ultimately, this new building control regime for HRBs is a pretty big deal. It represents a fundamental shift in how we approach construction in the UK. If you understand the changes, plan ahead, and work collaboratively, you can navigate the complexities, contribute to building safety, and deliver successful HRB projects. Plus, it may just make your building safer for your tennants. Isn’t that what it’s all about?