Global Technical Services (GTS), acting under instruction from BPHA were requested to undertake a Fire Risk Appraisal External Wall Survey (FRAEW) for 12 developments across the UK, in order to assess the suitability of the external wall system in accordance with published guidance PAS9980: 2022. Consisting of purpose built apartment blocks dating from the 60s-80s with a variety of occupancy and storeys all from 10m. All the FRAEWs were completed by a team of Façade Technical Consultants and Senior Fire Engineers.
Overview
BPHA was founded in 1990 to meet the needs of tenants in Bedford who wanted a housing association to manage their properties. In the present, BPHA provides social housing throughout Oxford to Cambridge, and manages over 19,000 homes. They specialise in creating affordable housing, with the aim of developing and growing this in the future. With a focus on providing affordable housing for residents, BPHA prioritise the community through their goal of improving the opportunities for residents.
Brief –
GTS were instructed to undertake Fire Risk Appraisals of External Walls (FRAEWs) on 12 different buildings that are managed by BPHA. The FRAEWs were required in order to assess the suitability of external wall systems in accordance with PAS9980:2022 for them to be compliant with the most up to date regulations.
Situation
The buildings that required works were apartment blocks which were at least 10 meters in height, and were built between the 60’s to the 80’s. GTS assessed each of the 12 premises to break the building down into a common archetype, whilst the façade team identified areas of intrusive works to align with the recommendations from PAS 9980 to gain advice on how to manage concerns with fire safety.
The GTS and façade team both shared the goal of examining the risk of fire spreading over the external walls of multistorey flats. When completing the FRAEWs, the team also needed to adhere to the Fire Safety Act 2021, which considers the external walls of a building and allows the Fire and Rescue Service to enforce against non-compliance of external walls. Global also created the reports in accordance with the Fire Safety Regulations 2022, which outlines the legal requirements for responsible persons of high-rise residential buildings to provide information to fire and rescue services.
Solution
Both the fire engineering team and the façade division worked in unison to produce a FRAEW report, which evaluated the walls and identified any risks. Through using a holistic approach, GTS were able to combine the expertise of the team to collaborate on this project, meaning their skillset as industry professionals was utilised due to their knowledge being rooted in the fire service. They also provided access whilst completing the intrusive works, and the areas which were opened up were colour matched to allow the façade envelope to be uncompromised and weather tight.
Results –
- Compliant FRAEWS in accordance with PAS9980:2022
- Intrusive works completed
Summary
Global’s remediation work ensured that the 12 buildings were compliant as a result of carrying out FRAEWs. By undertaking this work, Global successfully assessed the external walls of the building to guarantee that this was not a risk to the occupants, thus allowing intrusive works and façade remediation to be compliantly carried out.
