Earlier this year London Belgravia Group’s Alex Lyons joined a distinguished panel of construction and fire safety experts at the seventh Voices in Construction Insight Panel, hosted by BCM, to discuss the latest fire safety regulatory changes.
Featuring participants from across the industry including Mike Newson (Commercial Fire Protection), David Aitchison (BCC Consultancy), Simon Green (Green Building Design), Sushil Patel (WT Partnership), Pippa Tovey (Polydrain Civils) and India Brenchley (Hatfield Interiors), the panel explored – the rapid expansion of fire safety laws and their profound impact on construction practices.
BCM captured the key areas of discussion, offering valuable insights for those in the construction industry. We highly recommend reading the full report, which we’ve summarised below.
The new regulatory landscape: Are we ready?
This session delved into the transformative legal shifts following the Grenfell Tower tragedy, focusing on Section 156 of the Building Safety Act 2022 and its amendments to the Regulatory Reform (Fire Safety) Order 2005.
Key reforms include a more rigorous Fire Risk Assessment (FRA) process, the creation of an ‘Accountable Person’ role for higher-risk residential buildings, and increased penalties for fire safety violations. Additionally, related construction laws now explicitly reference fire safety to close loopholes, and a new registered building control scheme requires inspectors to meet stricter competence standards.
Focussing on the importance of the changes, Alex Lyons shared that the updated regulation “is required to bring about the step change that we need to see in the industry,” a development he describes as “entirely good” and has received widespread support across the industry.
Yet, Alex also voiced concern about the industry’s capacity to adapt swiftly: “Now, it’s ‘all change’, and that’s for the best – but I do have concerns about how the industry is going to deal with it and the impact it will have on projects, timelines, and funding.”
Alongside other panellists, Alex cautioned that the additional procedural complexity created by the regulatory fire safety changes could cause commercial impacts, and concerns remain about whether adequate planning has been made to support their practical execution. For example, a critical skills shortage in the construction sector risks overwhelming fire-safety professionals and delaying projects, and additional support from the UK Government for training and development would be welcome.
Putting the right processes in place
Alex highlighted the importance of due process around design, and signoff – sharing that this is an area where the industry can drive improvements.
“It had become common in the UK construction industry to adopt a ‘just in time’ approach,” he explained, “which meant foundations were being dug and concrete being poured before the Construction Director had formed any kind of a view on the materials or design in scope for much of the rest of the building.”
“This,” he continued, “is arguably one of the reasons why fire regulations have often not been strictly adhered to from the outset – whereas outside the UK, the design is approved and signed off before work begins and it does not change!”
New requirements mean designs will be required in advance, particularly for higher-risk buildings (HRBs), which must now navigate the new Building Safety Regulator (BSR) Gateways for approval at both the planning and project completion stages.
While this may require a shift in process, it is also key to meeting regulatory obligations and minimising the risk of setbacks. Better collaboration between all parties also brings opportunities for efficiency and reduces the chances of cost and timeline overruns.
Learn more about new Building Safety Act (BSA) requirements and how they impact projects, particularly HRBs – Navigating the new BSR Gateways 2 & 3 – What does it mean for developers?
Expert support is key
With fire safety now central to both design and operational management, the panel called for sustained investment in training and highlighted the importance of multidisciplinary support to navigate this complex new environment.
Alex emphasised that the focus must be to “engage early with clients to ensure design mistakes… are not irreversibly baked into the project.” He shared how London Belgravia Group: “partner(s) with housing developers and contractors to provide advice across everything they do, not just on a scheme-by-scheme basis.” Alongside specialised insurance expertise, LBB offers clients technical support through collaboration with multi-disciplinary partners.
Engaging a multi-disciplinary team of experts from the earliest stages will help developers navigate the regulatory requirements – including fire safety, but also other new requirements, such as the increased focus on competency and the golden thread of information.
Learn more about how early-stage technical support can help developers navigate these challenges effectively and the role of insurance in this new regulatory environment. Find out more: Navigating the new BSR Gateways 2 & 3 – Engaging multi-disciplinary support
Material compliance is central when it comes to fire safety
With broad support for the regulatory overhaul, a rapid shift is required across the industry, particularly with compliance in areas like fire-resistant materials.
Fire safety procedures, documentation, and responsibilities have undergone extensive change. In parallel to this, Alex advised, construction quality and the safety of building materials have also come under the microscope through instruments like the New Homes Ombudsman Service (NHOS) and national construction products safety registers, which he says are “genuinely creating a new process.”
Fire safety is not only a focus for the government and regulators; insurers are increasingly seeking added reassurance around fire safety and competency, particularly for those projects considered higher risk.
Getting early advice from a trusted specialist can help developers streamline securing insurance coverage. Without a thorough understanding of the warranty provider’s technical standards, developers might risk finding that a particular material passes planning approval but does not meet the insurance requirements for fire safety and would then have to upgrade materials or components.
Navigating regulatory change with early engagement and specialised support
In the face of evolving fire safety regulations, early engagement with multidisciplinary experts is essential to ensure compliance, streamline processes, and mitigate risks. The construction industry can adapt effectively to regulation changes by fostering collaboration and prioritising material and procedural compliance.
London Belgravia Group works with our clients as trusted advisers, ensuring seamless project integration and management. Through partnerships with specialised consultants, LBB connects clients with experts across a range of services including building control, fire safety consultancy, and structural engineering, helping clients access the essential support needed to navigate the new compliance landscape.
Thanks again to BCM for hosting this panel. Read the full panel insights here: Regulatory Changes – Focus on Fire: Construction Sector Change in the Wake of Past Tragedy
Let’s work together – get in touch to learn more about how LBB can support your next project.
