Impacts of Building Safety Act on Lowering Structure Heights
In a significant move to enhance fire safety, the UK government has announced that residential buildings taller than 18 meters will be required to have a second staircase installed starting from March 29, 2024. This regulation does not directly affect the introduction of second staircases in buildings under 18 meters [1].
The new requirement significantly impacts the development of tall buildings (above 18 meters) by improving emergency evacuation through an additional escape route, reducing congestion and delays [1]. It also raises overall fire safety standards and influences building design choices, potentially leading to the integration of evacuation lifts as per new standards like BS EN 81-76:2025 [5].
However, the regulation does not mandate the addition of second staircases for buildings under 18 meters. These buildings continue to follow existing fire safety rules without the added staircase mandate from this specific regulation [3].
The preference for taller developments may be limited to seven storeys or less, particularly on tight development sites, due to the new legislation [7]. Developers may push the height of their buildings as much as possible to maintain the gross development value, especially if they are on the cusp of requiring a second staircase [6].
The impact on tight development sites is likely to be greatest due to the new regulations [4]. The days of eight-storey developments could be limited due to the new legislation [2]. This could lead to a reduction in gross development value by maybe £1-2m per floor and a total reduction of possibly £15m or more [8].
The new regulation could significantly change developers' approaches to tall buildings and impact city skylines. Developers may opt for maximizing building footprints and minimizing the impact on the saleable area [9]. Fewer affordable housing units would be delivered overall due to the reduction in total units constructed [10].
The issue of fire safety in high-rise residential buildings, particularly in the UK, has been a focus since the 2017 Grenfell fire [11]. This new regulation is part of a wider push for enhanced fire safety, including new building control regimes and standards [1][2][5].
The reduced height of developments may impact urban councils, which need more housing to support a growing population, potentially forcing them to look at additional or alternative sites for housing [12]. Some councils may accept a reduction in scale, but this could lead to a decrease in Community Infrastructure Levy (CIL) revenues, potentially impacting local service investments [10].
In conclusion, the new fire safety regulation in the UK encourages safer evacuation planning in tall residential buildings, aligning with a wider push for enhanced fire safety. Buildings under 18 meters continue to follow existing fire safety rules without the added staircase mandate from this specific regulation.
- The new fire safety policy mandates that residential buildings over 18 meters in height install a second staircase starting March 29, 2024, significantly affecting the development of such buildings.
- This regulation, part of a wider push for enhanced fire safety, may lead to changes in building design choices, such as the integration of evacuation lifts, as per new standards like BS EN 81-76:2025.
- However, buildings under 18 meters will not be required to install a second staircase under this regulation, continuing to follow existing fire safety rules.
- The impact of this new regulation on tight development sites may be greatest, potentially limiting the development of eight-storey buildings or more and reducing the number of affordable housing units due to a decrease in total units constructed.
