Over the last 12 weeks, the BSR made 340 Building Control decisions across all higher-risk building (HRB) categories, with an overall national approval rate of 84% (287 cases). That equates to 18,029 residential units.

For new HRBs and conversions, the approval rate (not including invalidations and withdrawals) has risen to 92% with a median approval time of 22 weeks for 9,362 units. In London, approvals stood at 90% with a 23-week median approval time for 4,477 units.

Existing building remediation approvals stood at 89%, significantly exceeding the BSR’s annual target of 65% and equating to 8,667 units. In London, approvals stood at 96% (3,936 units).

Approvals for National Health Service (NHS) applications reached 82% nationally, with 18 approvals from 22 decisions. London saw seven projects approved from nine determinations (78%).

The dedicated Innovation Unit details a current approval rate of 92% (rolling 12-week national average) and a current median determination time of 22 weeks for non-complex cases.

From 1 September, the BSR has eased approval steps for fibre optic cabling and rooftop mast installations, while keeping all core safety and compliance standards in force.

New-build, conversion and complex projects

The BSR’s Innovation Unit has accelerated the assessment of applications for new high-rise residential buildings and major conversions. Over the latest 12-week period, the BSR made 50 decisions on new-build projects, approving 92% of applications. These approved schemes represent 9,362 new residential units.

For comparison, in the 12 weeks to August 2025, the median approval time was 43 weeks and the approval rate stood at 39%.

Most new-build activity continues to take place in London, which accounted for 31 of the 50 national decisions.

The BSR approved 28 of these 31 projects in London, representing a regional approval rate of 90% and unlocking 4,477 residential units. The median determination time in London was 23 weeks for non-complex cases.

London currently represents 65% of all in-progress new-build applications and 61% of the total residential units under active assessment. Nationally, the BSR is managing 147 live new-build and conversion applications representing 32,691 individual units.

In order to manage resources efficiently, the BSR tracks highly complex designs separately. Nationally, there are 33 live complex cases under active management, with a median determination time of 33 weeks. London is managing 23 of these complex proposals, with a median determination time of 32 weeks.

The single remaining long-term legacy case has also been closed. This and other cases originally submitted under the previous regime faced significant technical challenges and have been managed as complex cases since February.

The number of new builds that have commenced work has grown to 126 projects. The BSR’s growing inspection programme has uncovered a small number of examples of where building work hasn’t conformed with agreed designs and required some remedial work. The BSR will monitor this closely and adopt a “robust position where appropriate” to help ensure that safe designs are translated into safe buildings.

Existing building remediation

Targeted operational measures under the BSR’s External Remediation Plan, introduced in April 2026, have driven improvements in existing building remediation.

The BSR determined 118 remediation applications over the 12-week rolling period, approving 105 projects (an 89% national approval rate) representing 8,667 residential units. In London, the regional remediation approval rate reached 96%.

The BSR has also reduced outstanding legacy applications in the system. The volume of remediation cases dating from 2024 has fallen from 42 at the start of the year to 12.

These older and more complex applications had an overall rolling 12-week median determination time of 33 weeks as teams worked to resolve historic design and safety issues.

Newer remediation applications submitted during 2026 are progressing through the system more quickly due to early design collaboration. The BSR is currently managing 327 active remediation cases nationally, representing a total of 28,274 residential units.

Healthcare facilities

Building Control applications for NHS healthcare facilities, including hospital maintenance, expansions and structural upgrades, are tracked as a distinct regulatory category to reflect their national importance.

Over the rolling 12-week period, the BSR made 22 determinations on NHS applications, approving 18 for an 82% national approval rate and a median determination time of 22 weeks. The BSR’s specialist healthcare teams work with NHS Trusts to resolve design complexities early on in the process.

For NHS applications submitted in 2026, the median determination time has fallen to 13 weeks, with some recent projects securing approval within the statutory eight-week timeline. London accounted for a significant share of healthcare upgrades, achieving a 78% NHS approval rate with seven projects approved from nine determinations. The median determination time in the capital was 33 weeks, reflecting the complexity of urban hospital sites.

Nationally, the BSR is managing 32 active NHS Building Control cases.

Early Gateway 3 indicators

Category A and B internal refurbishments accounted for 143 decisions over the last 12 weeks, representing 43% of all Gateway 2 decisions. These applications include all internal refurbishment works except for NHS projects.

The BSR achieved a 78% approval rate with a median determination time of 32 weeks. For refurbishment applications submitted in 2026, the median determination time has dropped by 50% to 16 weeks. The BSR is currently overseeing 1,082 active cases for internal refurbishment works.

While no new-build projects have yet transitioned to final occupation certificate assessments, a significant volume of internal refurbishments has entered the final regulatory stage. Of the 346 Gateway 3 applications received, 260 are internal refurbishments with most of the remainder being transitional cases (45) and NHS internal refurbishments (23).

Over the last 12 weeks, the BSR determined 16 Gateway 3 applications, achieving an 88% approval rate with a median determination time of 20 weeks. The quickest approval was completed in seven weeks.

Active in-progress cases at Gateway 3 currently stand at 105 for internal works, 15 for NHS works and eight for external remediation. There are currently no active Gateway 3 cases for new-build developments that have been through the Gateway 2 assessment.

In order to maintain regulatory oversight of legacy developments, the BSR is also managing 66 transitional Building Control cases at Gateway 2. These represent projects that reverted to the regulator after their original private Building Control providers ceased trading.

Live major change requests

To manage design modifications safely during construction, the BSR is processing 184 live major change requests made up of new HRBs and conversions (78 major change requests), external remediation (11), HRB internal works (67), NHS applications (25) and transitional cases (3).

These reviews ensure that post-approval modifications undergo thorough safety assessments. Over the last 12 weeks, the regulator closed 123 major change requests. For new-build developments, the median time to close a major change request is seven weeks (ie one week over the statutory target).

To support the sheer volume of building safety decisions, the BSR has expanded its workforce. The current regulatory resource profile comprises 177 internal BSR core staff members working alongside a network of 508 external technical specialists.

Of the 508 individuals sourced or seconded from external organisations, 64 are integrated into the BSR’s Innovation Unit or external remediation teams (36 registered building inspectors, eight Fire and Rescue Service professionals and 20 structural engineers) to accelerate decision times.

In order to meet projected demand, the BSR is also scaling its integrated technical capacity over the coming months.

New telecoms building work arrangements

From 1 September, new telecoms dispensations came into effect for certain building work associated with mobile masts and fibre optic cabling in higher-risk buildings. The changes mean that eligible telecoms work can be carried out without prior notification to – or approval from – the BSR before work starts.

For fibre optic cabling projects, duty holders will be required to submit a notification to the BSR after the work has been completed, while telecoms mast installations on rooftops will require a completion certificate application.

New guidance and application routes are forthcoming. Organisations undertaking relevant work should ensure they retain all required building and safety information to support any subsequent notification or application processes. More information about the consultation held earlier this year can be found at Improving proportionality and safety outcomes in building control: telecommunications work – GOV.UK

Driving momentum in building safety

Charlie Pugsley, acting CEO of the BSR, said: “Our latest performance figures show that we are successfully driving momentum in Building Control assessments and approvals for more than 18,000 residential units.”

Pugsley continued: “Overall Gateway 2 approvals have reached 84% with new HRBs currently tracking at 92%, while remediation projects are moving through the system much faster, achieving an 89% national approval rate. This progress is a direct result of our expanded technical workforce and closer and earlier collaboration with applicants.”

Further, Pugsley noted: “While we are pleased to see determination times reducing, particularly so for new builds under our Innovation Unit, existing remediation projects and key NHS developments, we remain steadfast in our core mission. As buildings progress to Gateway 3, we continue to enhance and refine systems and processes to ensure that safe designs are translated into safe buildings.”

Pugsley concluded: “As we continue to streamline our processes and introduce proportionate Building Control updates, such as the recent telecommunications measures, the safety of residents and our communities remains at the heart of what we do. The strict duty holder, functional and competence requirements of the Building Safety Act 2022 and the Building Regulations remain fully in force to protect the public.”

The milestone builds on the LFB’s wider programme of reform following the Grenfell Tower tragedy that occurred in June 2017. In 2024, the LFB completed every recommendation directed to it in the Public Inquiry Panel’s Phase 1 Report, introducing wide-ranging improvements across operational policies, incident command, training, emergency call handling, communications and equipment.

The Phase 2 work strengthens those reforms by improving how the Brigade identifies and embeds lessons from operational incidents, enhancing firefighter communications and strengthening training to support safer and effective emergency responses.

A key element of this work has been centred on transforming the Brigade’s approach to organisational learning. Drawing on Best Practice from sectors including healthcare and aviation, the Brigade has introduced a more open and supportive learning culture, with new arrangements to ensure lessons from operational incidents, inquests and investigations are identified and put into practical improvements on a swifter basis.

Significant incidents are now prioritised so that risk-critical learning can be rapidly shared with operational staff, thereby helping crews adapt to emerging risks and improve future emergency responses.

Enhanced communications

Alongside improvements to organisational learning, the Brigade has enhanced firefighter communications, including work to improve the resilience of radio communications at incidents, particularly so in high-rise buildings, and strengthened training such that firefighters can recover from the loss of communications. Training has also been enhanced to improve firefighters’ understanding of water supply systems, hydrants and techniques for increasing water flow and pressure during major incidents.

Following Phase 1 of the Grenfell Tower Inquiry, the Brigade made huge changes to policies, procedures and equipment, which have been accelerated thanks to investment from the Mayor of London. That investment has ensured that the LFB is now better prepared, organised and equipped to fight fires and keep all Londoners safe.

New life-saving equipment such as breathing apparatus with radios was introduced after the Phase 1 Report to allow crews to communicate faster in emergencies and boosted communications between London’s Emergency Services. The Brigade also has the tallest turntable ladders in Europe – standing at 64 metres high – and is now able to receive and store electronic building plans to support crews responding to critical incidents.

Profound moment

London’s Fire Commissioner Jonathan Smith said: “The Grenfell Tower tragedy was a profound moment for the London Fire Brigade. We remember the 72 people who lost their lives, and our thoughts remain with the bereaved, survivors and everyone whose lives were changed forever by that night.”

Smith continued: “Completing all of the remaining recommendations from the Grenfell Tower Inquiry is an important milestone for the Brigade. The changes that we’ve implemented mean that we are now better prepared to respond to incidents. Londoners today are safer as a direct result of those changes. We will continue working with our partners across Government and the Fire and Rescue Service sector in order to ensure the lessons of Grenfell are learned and continue to shape everything we do.”

*Further information is available online at www.london-fire.gov.uk

Publishing a new TEC Policy Position Statement, the National Fire Chiefs Council (NFCC) is calling for stronger regulation and oversight of home care technology services to help ensure the people who rely on them are kept safe.

An estimated two million people across the country rely on telecare to live independently in their own homes. Many of these people are among those most vulnerable to fire, including older people, people with disabilities and those living with long-term health conditions. The risks facing these groups are well established. Over the last decade, more than 30% of fire fatalities in England involved people aged over 65 living alone.

Fire chiefs suggest that action is needed given longstanding Fire and Rescue Service concerns about the role of TEC services in incidents where vulnerable people have died in fires. Coroners’ Prevention of Future Deaths Reports issued over the last two decades have also highlighted recurring failures, including fire risks not being identified, linked smoke detection not being installed, alarms not being connected to monitoring systems and critical information not being passed to emergency responders.

Demand for telecare services is expected to grow significantly as the population ages and more care is delivered at home. More than a quarter of the population is projected to be aged over 65 by 2065, while an estimated 9.1 million people are expected to be living with a major illness in England by 2040, increasing the number of people who may rely on support to live independently.

The NFCC is calling on the UK and devolved Governments to review and strengthen regulation of TEC services, noting that stronger standards, accreditation and quality assurance are needed to help prevent vulnerable people being put at unnecessary risk. The NFCC is also calling on TEC providers to follow the NFCC’s recommendations around Best Practice.

British Standards

Terry Pinto, TEC lead at the NFCC and prevention lead at the Norfolk Fire and Rescue Service, said: “Telecare can be life-saving, but only when a person’s needs and fire risks are properly assessed and equipment is installed, maintained and monitored in accordance with recognised British Standards.”

Pinto continued: “Having personally reviewed fatal fires in Norfolk and supported other Fire and Rescue Services with similar cases, I’ve seen the same concerns arise repeatedly. It’s deeply concerning that issues identified years ago are still occurring, particularly so when we know that making sure these systems are right can save lives.”

Further, Pinto observed: “We need stronger oversight, consistent standards and clear accountability right across the sector. People who rely on telecare solutions should be able to trust that these systems will provide the protection they expect when they need it most.”

The NFCC feels that improvements are needed across a sector where accreditation remains voluntary in many areas. Less than two-thirds of TEC Alarm Receiving Centres are currently certified through the TEC Services Association's Quality Standards Framework. Many Monitoring Centres, providers and suppliers continue to operate without formal oversight.

Quality assurance

As the demand for TEC services continues to grow, the TEC Services Association (TSA), itself the independent advisory and membership body for the TEC sector, has highlighted the importance of quality assurance and professional standards.

Alyson Scurfield OBE, CEO of the TSA, commented: “The NFCC’s position is a strong endorsement of the importance of standards, independent certification and quality assurance in the domain of technology-enabled care. We particularly welcome its call for TEC providers to be independently certified through a UKAS-accredited body.”

Scurfield went on to state: “The TSA has long supported higher and more consistent standards across the sector, and through TEC Quality and the Quality Standards Framework we are helping providers to demonstrate that they meet recognised standards and give commissioners and people who use TEC greater confidence in the services upon which they rely. We look forward to continuing our work with the NFCC to support safer and better quality TEC.”

The NFCC’s position statement calls for all TEC providers to hold third party accreditation, for Alarm Receiving Centre staff to receive accredited training and for providers to demonstrate compliance with relevant British Standards. It also calls for fire safety prevention and mitigation measures to form a key part of health-based risk assessments for vulnerable people, including linked and monitored smoke and carbon monoxide detection where residents may be unable to react appropriately or evacuate without assistance during a fire.

The position statement also calls for national Governments to provide continuous and adequate funding for local authorities to support TEC provision, as well as independent academic research into TEC patient safety and fire risk.

The NFCC also commented that the ongoing digital switchover provides an ideal opportunity to strengthen resilience, improve safety and raise standards across the sector as services continue to modernise.

*Further information is available online at www.nfcc.org.uk

Running from 2 September until 5 October, the campaign will showcase how the newly redeveloped CPD Hub makes it easier than ever for members to access high-quality learning resources designed to support their professional development at every stage of their career.

Throughout the campaign, the IFE will highlight the new features available within the redeveloped platform, including an improved search facility that enables users to quickly find content relevant to their role, interests and development goals.

Members will also benefit from estimated completion times, enhanced resource descriptions and learning outcomes, thereby helping them to select CPD activities that fit their schedules and professional objectives.

The redeveloped CPD Hub also introduces a new category of International Fire Professional (IFP) technical articles, providing members with access to a broader range of specialist knowledge and in-depth learning opportunities.

Alongside promoting the new platform, the campaign will explore why CPD is essential for fire professionals, addressing common misconceptions and demonstrating how CPD supports knowledge, professional registration and lifelong learning.

Learning opportunities

As a global professional membership body representing more than 15,000 members, the IFE is committed to providing accessible, relevant and high-quality learning opportunities that help fire safety professionals maintain their knowledge, develop new skills and respond to an evolving fire safety landscape.

The IFE will showcase the wide range of CPD opportunities available through its worldwide branches and groups, technical events, webinars and online learning resources, duly demonstrating how members can build meaningful professional development through engagement with a variety of activities.

By making learning easier to discover, plan and access for members, the IFE’s CPD Hub empowers fire professionals to adopt a proactive approach towards their development and help in shaping the future of fire safety worldwide.

*Follow the IFE on LinkedIn to view the #CPD campaign and learn more about how the IFE is driving greater knowledge development in the fire safety sector

**Further information is available online at www.ife.org.uk

Abedin, who was responsible for the Tamarind Tree Indian restaurant in Bishop’s Stortford, had undertaken extensive unauthorised internal reconstruction at the premises without any approval from Hertfordshire County Council’s Planning Department or Building Control. Upper floor space had been converted into sleeping areas for short-term guests such as flight crew members.

Abedin was earning up to £500 per person each month for as many as 15 people at a time, despite the Fire and Rescue Service having specifically prohibited use of the space for sleeping due to the risk posed to life.

On that note, fire safety inspectors from the Hertfordshire Fire and Rescue Service found that tenants were at “extreme risk” in the event of a fire, with no fire detection systems in place, inadequate fire‑resistant construction, missing fire doors at the premises and insufficient means of escape in the event of a fire. Hertfordshire County Council stated: “An uncontained fire in the restaurant could have been deadly for anyone residing upstairs.”

A Prohibition Notice was served upon Abedin and the Tamarind Tree in order to restrict people from sleeping and resting on the upper floors. However, during a subsequent inspection visit by the Fire and Rescue Service, nine tenants were found living in the premises. This further investigation identified that multiple tenants had been paying to live at the premises over the course of 18 months.

Advice had been provided on several occasions by the Business Fire Safety team. However, the necessary works to make the premises safe were not carried out. None of the tenants were aware of the Prohibition Notice that had been served or the risks posed to their personal safety while living at the premises.

Sentencing process

In sentencing, recorder Stephen Lennard summarised the matter by stating that Abedin had received constant warnings, lacked in co-operation, offered apologies and made promises that were subsequently broken.

Further, Lennard stated that “flagrant disregard” was a “very apt description” of Abedin’s attitude towards his legal obligations throughout, while also highlighting that Abedin had persistently breached the Prohibition Notice even after formal warnings were issued, had displayed obstructive behaviour and, what’s more, had placed vulnerable residents at risk.

In mitigation, Abedin’s defence highlighted that there had been no actual injury or death and that its client was of previous good character.

Councillor Ajanta Hilton, executive member for Public Health and Community Safety at Hertfordshire County Council, stated: “It’s shocking that someone would knowingly put their tenants at serious risk like this for financial gain. This case should serve as a warning to business owners who are considering offering space in commercial premises for sleeping accommodation. The regulations are comprehensive and exist to ensure occupants are provided with safe and sanitary accommodation and are protected from fire and other risks.”

Hilton added: “Our Business Fire Safety team continues to support and advise businesses across Hertfordshire, but where guidance is ignored and people are placed at risk, robust investigation and prosecution will follow.”

Confiscation proceedings

Given that Abedin benefited financially from the illegal conduct, confiscation proceedings have been initiated under the Proceeds of Crime Act. As such, an accredited financial investigator will now lead this work to explore what Abedin made from his offending and also what assets he holds should St Albans Crown Court wish to confiscate them.

*Further information is available online at www.hertfordshire.gov.uk

The free guide is aimed at anyone commissioning building work on behalf of a business, public body, charity or other non-domestic organisation. It clearly sets out a client’s legal duties under the Building Safety Act 2022, while also helping to identify which projects are (and are not) subject to the Building Regulations.

The guide also includes a checklist clients are recommended to follow in advance of each project, which covers checking the competence of appointed experts, confirming processes for managing compliance and checking if their project is categorised as a high-risk building.

Ayo Allu, chair of the CIOB’s Client Steering Group, stated: “As a client, your role is no longer simply to commission construction work. You should help ensure that it’s properly planned, managed and delivered in compliance with the Building Regulations, keeping in mind the decisions you make before and during the project influence safety, quality and compliance.”

Allu continued: “You are not expected to be a technical expert. However, you are expected to make informed decisions, appoint competent individuals, provide necessary information to your contractor and estate manager, maintain records and remain engaged throughout the project.”

In conclusion, Allu noted: “It’s not uncommon for projects to be derailed when clients are unaware of the level of involvement they need to have and only realise when it’s too late. By empowering clients to make good decisions from the outset and fulfil their legal obligations, their relationships with their contractors are likely to be easier and their projects more successful.”

*Further information is available online at www.ciob.org

Formed in 1998, AFOA is a proactive professional organisation wholly dedicated to supporting and advancing the interests of airport fire officers and Fire and Rescue Services, primarily within the UK and Ireland, but now with an ever-increasing international reach.

One of AFOA’s key goals is to improve industry standards in airport fire safety, emergency response and leadership through the provision of focused training, regular information sharing and continual collaboration.

The annual gathering provides an ideal opportunity for AFOA members to join forces at the NEC, learn all about the latest Association updates, take part in the AGM and spend time networking with colleagues from across the airport Fire and Rescue community.

The AGM will take place on 16 September (the first day of The Emergency Services Show) in Piazza Suite 4 at the NEC from 11.00 am through until 2.00 pm.

Networking and CPD

Attendees are encouraged to make the most of their visit to the NEC by exploring The Emergency Services Show and the co-located Emergency Tech Show both before and after the AFOA AGM.

Celebrating its 20th Anniversary in 2026, The Emergency Services Show brings together Emergency Services professionals, suppliers and organisations from across the sector, with more than 500 exhibiting brands, live demonstrations, networking opportunities and a programme of Continuing Professional Development-accredited learning.

The co-located Emergency Tech Show focuses on technology shaping the future of emergency response, including communications, Artificial Intelligence, digital systems, data, drones, robotics and other emerging operational technologies.

*Nineteen Group has created a dedicated AFOA VIP registration link for AGM attendees. AFOA recommends that its members use this link to register in advance ahead of attending the NEC in September

In essence, this is a new international network dedicated to advancing Best Practice, fostering collaboration and championing positive mental health across the fire and Emergency Services sectors.

Bringing together practising professionals, the Special Interest Group will create opportunities for knowledge sharing, networking, professional development and collaborative action. The official launch takes place on 15 September during a webinar designed to introduce the Special Interest Group’s vision for strengthening psychological well-being throughout the global fire and Emergency Services communities.  

Attendees will learn of the Special Interest Group’s ambitious programme of work aimed at raising awareness of the connection between well-being, safety and operational performance, as well as the tools and resources at its disposal and myriad opportunities for international collaboration.

Forefront of attention  

David Ware FIFireE, chair of the Special Interest Group, said: “I’m thrilled to see our new Special Interest Group ready to be launched. Promoting mental health and well-being has not always been at the forefront of the fire sector’s attention. That’s something we intend to remedy very soon.”   

Ware continued: “In this sector, many professionals put both their general and mental health on the line to help others. There should always be the support in place to ensure they can reach out on an ongoing basis for the resources and information they need.” 

Valuable platform

Paul Adams, CEO at the IFE, observed: “We’re excited to see the launch of this new Special Interest Group. Good mental health is an important consideration for everyone working within the fire sector. It ensures a healthy and safe working environment. This new IFE Special Interest Group will provide a valuable platform for collaboration, learning and embracing better mental health across our global community.”  

The creation of this Special Interest Group reflects the growing recognition of the importance of mental health and well-being within fire and Emergency Services domains. Through international collaboration, research and professional development, the Special Interest Group aims to support individuals and organisations in creating healthier working environments, while in parallel strengthening operational effectiveness and resilience.

*Book to attend the launch webinar for the Mental Health and Well-Being in Fire and Emergency Services Special Interest Group online

**Further information is available at www.ife.org.uk

Mike and Steve concentrate their attentions on the Terrorism (Protection of Premises) Act 2025, commonly known as Martyn’s Law, and examine in detail what its introduction means for the fire industry going forward.

Having appeared as a guest on the very first episode of the Fire Safety Matters Podcast back in April 2020, Paul Pope makes a welcome return on Episode 50 in order to examine the current challenges facing fire sector professionals before proceeding to outline recent developments at Ajax Systems.

In our final interview on this edition, Barnaby Carrick reviews the key challenges presented by Gateway 3 – the final checkpoint relating to the Building Safety Act 2022 – and also details the recent introduction of the new Siderise Inspection App for practising professionals.

As always, Brian and Mark consider several major news stories that have recently emerged in the sector. On this occasion, there’s a focus on the recent change of ownership at the Fire Protection Association, the upcoming Women in Fire Safety Awards (for which the 2026 finalists have just been announced), the Fire Industry Association’s tribute to Chris Watts and the Building Safety Regulator appointing an independent chair for the dedicated Residents’ Panel.

Further, Mark looks ahead to Fire Safety Matters Live Manchester, which runs at Emirates Old Trafford Stadium on 1 October, and Fire Safety Matters Live Scotland. The latter takes place on 26 November at the Scottish Event Campus in Glasgow. Further details are available online at www.fsmlive.co.uk

Listen to the Fire Safety Matters Podcast

You can listen to the Fire Safety Matters Podcast for free on Apple Podcasts, Spotify or Google Podcasts. All you need to do is enter the term ‘Fire Safety Matters’ into the search box of your chosen platform.

Alternatively, you can listen to the Fire Safety Matters Podcast for free online at fsmpodcast.podbean.com or via the dedicated Western Business Media/Fire Safety Matters YouTube channel by clicking here.

*If there are any specific subjects you would like to see featured in an upcoming Fire Safety Matters Podcast please do contact us. You can do so on X (formerly Twitter) by using the hashtag #FSMPodcast. Alternatively, send an e-mail direct to [email protected]

It’s an acknowledgement, at last, that the fire exposure has changed, but while a stronger structure may stand for longer, that does nothing to stop a fire from spreading in the first place. That’s the issue the industry needs to question and answer.

Cars are bigger than they were a generation ago. Heavier with plastics and combustible materials, the modern car burns hotter and faster. This isn’t a discussion solely about electric vehicles, either. The old assumption that a car park fire would be limited to between one and three vehicles is no longer sound.

Modern fire loads mean that, once a fire takes hold, it’s far more likely the fire will spread to neighbouring vehicles. With more adjacent vehicles, that fire can keep spreading. As such, the window for intervention is narrowing.

This is where the proposal for an increase in fire resistance falls short. A more resilient structure is a worthwhile objective as it protects against building collapse and affords the Emergency Services more time to operate. However, if the fire can spread and the scale of that fire means firefighters cannot stop it, what will the extra time realise in terms of gain? It doesn’t address the fundamental challenge: ‘How do we stop the fire from spreading in the first place?’

Recent research commissioned by the Health and Safety Executive under the heading ‘Real Fires: Open-Sided Car Parks’ confirms what Fire and Rescue Services have been saying for some time now. Car park fires today develop faster, involve more vehicles and place greater demands on built environment structures than the scenarios for which our regulations were originally written. The blaze at the Luton Airport car park in 2023 and the Kings Dock car park fire in Liverpool at the end of 2017 are prime examples of the impact of spreading fires.

Not all equal

Perhaps an element missing in the discussion is that not all open-sided car parks are equal. A slightly odd thing to say, but some car parks form part of critical infrastructure or local community assets. If they’re lost or damaged such that their use is restricted, this in turn exerts an impact on other services.

Consider the aforementioned Terminal Car Park 2 fire at Luton Airport. People talk about the scale of the event: the damage in terms of the number of cars lost and the costs involved to rebuild the structure. However, the discussion focused around the impact on the airport due to lost revenue, trade and general disruption to passengers is missing.

Some commentators may view this as being outside of the scope of regulatory guidance. Others may read it as an indication that these impacts are limited. Many will be stunned to learn that the figure reproduced in the Annual Accounts of Luton Airport detailing insurance recoveries for business interruption due to the fire and the additional cost of working stands at a substantial £49 million. That’s not for the car park rebuild or the cars damaged. This is the impact on the business.

That’s not the end of the story, either, as the sum mentioned doesn’t include the entire timeframe through until the reopening of the rebuilt car park.

The fire at Addenbrooke’s Hospital car park in Cambridge on 13 December last year illustrates this potential infrastructure impact. Caused by a mechanical fault in a diesel vehicle, the blaze spread to 12 vehicles and forced the partial closure of Car Park 1, leaving 77 spaces out of use well into 2026 at what is one of the UK’s major hospital sites.

The fire itself was limited in scope, but required firefighters from several counties to attend to support the local Fire and Rescue Service in suppressing the blaze. It’s a telling example of how, in the absence of early suppression, even a relatively modest vehicle fire can serve to exert larger impacts and lasting consequences.

Case is clear

The case for early intervention is clear. Blocking fires from spreading using barriers may be an effective strategy for limiting those fires to a manageable number of cars, although car park users may dislike the solution.

A fire suppressed in its early stages, before it has the chance to spread beyond the vehicle of origin, avoids all of those consequences. Automatic fire suppression systems such as fire sprinklers have proven to do precisely that. Evidence from protected car parks in the UK highlights fires being contained at an early stage, which is in stark contrast to unprotected facilities where fire episodes have escalated rapidly and caused structural damage.

Increasing structural fire resistance isn’t the wrong answer, but it most certainly is the answer to an entirely different question. It leaves the question of what to do with the fire spread itself to be considered by the designers.

If we’re serious about tackling the growing fire risk in car parks, we need measures that address fire spread directly and consider the relative importance of these car parks to our infrastructure and local services. Fire sprinklers should be a fundamental element of that conversation and of any updated regulatory guidance.

Tom Roche is Secretary of the Business Sprinkler Alliance (www.business-sprinkler-alliance.org)