High Rise Social Housing: Reducing Fire Risk

Kieran Mullan Excerpts

Tuesday 14th September 2021 Westminster Hall

[Dr Kieran Mullan (Crewe and Nantwich) (Con)]

It is a pleasure to serve under your chairmanship, Ms Rees, and I congratulate the hon. Member for Hammersmith (Andy Slaughter) on securing this debate.

In my constituency in 2019, we experienced a terrible fire at the Beechmere retirement complex, which destroyed the building and left more than 150 people without their homes and with their belongings ruined. I pay tribute to Cheshire Fire and Rescue Service for its work in tackling the blaze and to the local residents who stepped in to help evacuate people. We still do not know the cause of the fire and I regularly meet Cheshire Fire and Rescue Service to push it to conclude its investigation, but I also understand why it wants to take the time to make sure that if anybody needs to be held to account, they are.

Although the debates about fire safety have rightly focused on high-rise buildings and cladding, we must not miss opportunities to improve fire safety more widely, and I will focus on two things today: the use of timber in buildings and going further with building safety in certain types of building.

The use of timber in buildings has increased enormously in popularity in recent decades, because it is seen as being more eco-friendly than other materials, and certainly there will be social housing developments that are made from timber-framed buildings. The building that burnt down in my constituency—the Beechmere retirement complex—was a timber-frame building and what happened seemed to reflect what has happened in many other fires in similar buildings made of timber.

There is a wealth of long-standing concerns about the use of timber, and not just in relation to external frames. In 2002, the newly built Yarl’s Wood prison was half burnt to the ground after a small fire started by rioters spread out of control. In their submission to the inquiry into the fire, representatives of Bedfordshire Fire and Rescue Service made it clear that they thought the timber-framed nature of the building made the fire difficult to control. That same inquiry found that the decision not to install sprinklers at Yarl’s Wood was wrong, specifically because of the wooden frame.

Blazes in Croydon and Peckham in 2007 and 2009 caused severe damage to blocks of flats with wooden frames. In 2010, a London Assembly report recommended tighter regulations on timber-framed buildings. A 2012 Department for Communities and Local Government review identified clearly that fires in timber-framed buildings result in more fire damage, and an insurance industry review claimed that fires were more likely to occur in such buildings.

In 2014, the Health and Safety Executive released an open letter to everyone involved in timber-framed construction after a spate of fires, including at the University of Nottingham, where a £20-million laboratory burned down mid-construction. The HSE is clear that fire risk for timber-framed buildings is particularly high during construction and during any post-construction work.

Where are we now? When it was built in 2008, the Beechmere retirement complex held the record for the largest timber-framed construction in Europe. This country now holds the record for the world’s largest timber-framed building: a 10-storey, 121-unit development in Hackney. There are particular concerns about how post-completion works and modifications in timber buildings can easily destroy fire safety measures. We must ensure that that risk is properly managed.

I urge the Government to go further by mandating additional safety measures for timber buildings, beyond those that apply just to buildings of a certain height and to buildings with timber in external walls: a wider use of sprinklers, extra precautions at even lower heights, more prescriptive measures for safety checks after any work is carried out on a building, and any further measures that we should be taking.

We have to think more carefully about restrictions based on building use. It is proportionate to make specific mandated additional requirements for buildings such as schools, care homes and social housing complexes that house vulnerable people, when we know that people will struggle to evacuate. One such requirement would be for sprinklers. I and my colleagues on the all-party parliamentary group on fire safety and rescue have highlighted that automatic fire sprinklers are compulsory in new care homes in Wales and Scotland but not in England, and the same is true of schools.

Research conducted by the National Fire Chiefs Council found that, in almost 1,000 fires over five years in buildings where sprinklers were fitted, the sprinklers controlled or extinguished blazes in 99% of cases. When it comes to schools, it is not just about the loss of life; it is about the loss of time in a classroom that occurs when fire damage means that repairs have to be made or new facilities installed.

Finally, I would like to make a brief point about the work of the APPG. It has advised me that the Regulatory Reform (Fire Safety) Order 2005 states that the premises’ risk assessment should adapt to technical progress and reduce the overall risk within buildings. However, we have much simpler non-worsening conditions under regulation 4(3) of the Buildings Regulations 2010, which states that, when the work is complete, it should be

“no more unsatisfactory in relation to that requirement than before the work was carried out.”

Those two measures are contradictory. I am of the opinion that the Building Safety Bill and the Regulatory Reform (Fire Safety) Order 2005 need to be harmonised, so that the principle of risk assessment adaptation over time is incorporated.

I know that the Secretary of State wants a dynamic, responsive system that is not overly prescriptive. However, at this stage, when we cannot yet know what the new regime is going to deliver in terms of better decision making on a building-by-building basis, we should be more cautious and risk averse. We should have an approach that mandates specific measures, such as sprinklers, for certain building types and additional measures for certain building materials, such as timber, regardless of building height. High-rise social housing is one area where that can apply, but there are many others. I look forward to hearing the Minister’s response.