Health & Safety
BUILDING SAFETY ACT: DE-ESCALATING PROJECT UNCERTAINTY IN HIGHER RISK BUILDINGS Pick Everard director of architecture Kieran Bradley discusses the potential risks to programme management, and how the construction industry can deliver more purposeful, safe and secure buildings for the future. Earlier this year, it was reported by the Building Engineering Services Association (BESA) that many contractors were still ignoring the rules set in place by the BSA. Stemming from project uncertainty, lack of education and/or awareness regarding the new measures, the outcome for all in our industry remains the same.
The importance of pre-planning Planning Gateway One (PGO) is a chance for the Health and Safety Executive (HSE), acting as statutory consultee for planning applications, to fully assess fire safety considerations in relation to design proposals. While impetus is primarily put on local planning authorities (LPAs) to seek advice from the HSE on relevant buildings, it also heeds the call for developers to undertake early engagement with design teams. To help aid this journey, contractors and developers should take stock of a wide array of informative resources, including official government documents as well as those from industry organisations such as the Construction Industry Council (CIC), to make well-informed design decisions. Where more project specific consultation is needed, it is critical clients take a collaborative approach to achieve desirable and compliant schemes.
Set your design stall up front Under Gateway 2, rigorous design inspection and adherence to the requirements of the BSA are expected before construction even gets going. Critically, developers cannot proceed with construction until the Building Safety Regulator (BSR) has approved an application, stepping in much earlier than traditional design processes and implementing a robust evaluation. Developers therefore must be able to demonstrate a consistent and ongoing dialogue with the building regulator to ensure effective communication over different elements. This includes project parties, site information including boundaries and fire plans, as well as a construction control plan to detail how the work will be carried out. Additionally, a building regulations compliance statement will also be needed to ensure complete legislative assurance.
Time is precious – elevate the principal designer The new rules, particular under Gateways 2 and 3, require contractors, developers and associated parties to be precise and detailed to minimise project risk. Time is an important necessity across all projects, and ultimately having an extra level of detail and dialogue with external parties is a bugbear most contractors could do without. This places an elevated importance on the principal designer role, a party that can dedicate the extra time and attention needed to provide adherence to the new rules, coordinate discussions, pass each gateway stage, and mediate the waters.
Clear expectations can assist when delays arise Gateway 3 makes sure all procedures have been met before occupancy. It’s also where
we feel there is an extra danger of not just non-compliance, but also creating unclear expectations with clients over project timelines. Essentially acting as a ‘hold point’ before completion; in some cases, we are seeing this add up to three or four months to project timelines, which has the potential to massively escalate costs if unprepared, as well as cause onward issues for clients and potentially end users too.
Collaborate to comply – early on in the process At Pick Everard, we are clear that early engagement and procurement across the project supply chain is key to successful delivery. Ultimately, projects are delivered better together, and that involves setting out a rigorous stakeholder engagement plan that takes place across the project timeline. Involving the building regulator is a crucial part to those plans to ensure that everything is accounted for at each project milestone. Earlier this year, BESA reported 60% of its members were still experiencing delays at the first gateway stage, so it’s important that clients’ briefs are clear, with a project plan that can navigate these challenges whilst meeting the required standards.
De-escalation of risk can only come from education While ultimately there are still challenges ahead with BSA compliance, both from a regulator and developer perspective, undertaking guidance and best practice with consultants remains the first port of call for clients. The potential for fines and non-compliance is now extremely high, with the punishments even tougher, so the need for clients to identify experts that can help minimise project risk becomes ever more pressing.
For more information, visit: www.pickeverard.co.uk
32 Construction UK Magazine - September 2024