Prompted by the 2017 Grenfell disaster in which 71 people died, Dame Judith Hackitt’s fire safety review is due this spring and the industry are eagerly awaiting her findings, not least on topics such as cladding and insulation, sprinklers and means of escape.

Hackitt’s interim report from December 2017 made it clear that the current regulatory system falls short of what is required to be effective and needs to be overhauled. Since then little has been established regarding the refurbishment of residential tower blocks or for new build other than a sense and anticipation of a regulatory revolution.

Processes
Hackitt intends to review the processes that allow materials to be substituted during the construction process to cut costs as well as systems that ensure the competency of key individuals. This could significantly restrict the use of desktop studies which have been widely used as a route to establish combustibility of cladding on buildings over 18m. In the future studies will need to be much more detailed and take more time.  

Competence and responsibility
There is also the possible reinstatement of a clerk of works on building sites which may push up the price of a development and affect timescales whilst the government establish appropriate training for the role. The interim report stated competency in building control staff is lacking, leading to their failure to enforce regulations, another factor that could slow down delivery of an estates masterplan. This is alongside the responsibility of meeting building regulations potentially moving to identifiable senior individuals to ensure clarity drives professionalisation. 

Building solutions
Hackitt makes it clear that the industry has the opportunity to determine the detail around building solutions that meet fire regulations rather than relying on government to prescribe. Responses to this are already being seen in current practice, architect Make is now promoting two means of escape to clients even where not currently required by building regulations. This would add cost through the need for an additional or larger core, whilst simultaneously cutting potential revenue from space available for commercial use. Housing architect HTA Design are seeing requests for mineral wool insulation, glass reinforced concrete (non-flammable) cladding and sprinkler systems even where compliance does not make this mandatory. Installing sprinkler systems will add cost and plumbing complexity, while mineral fibre insulation can cost more and take up more room, affecting saleable real estate.

Impact
The cost to build a new residential tower block could increase by 15-20%*, according to Richard Steer, chairman of consultants at Gleeds. The financial implications of material replacements or retrofitting to existing properties could be huge. The university sector have an added layer of complexity surrounding private providers of accommodation for students, establishing a clear definition of duty of care will be essential.