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Under the recently introduced Building Safety Act, compliance takes focus as clients navigate the procedural requirements for project completion. Here's a breakdown of key aspects to ensure you have an understanding:
Notice of practical completion:
Clients are now mandated to submit a notice of practical completion to the building control body (BCB) before final certification. This applies to projects outside the Higher-Risk Buildings process, bringing additional responsibilities into focus.
Details in the notice:
The notice, presented on a standard form, must include client, principal contractor, and principal designer information. Confirmations of completed building work and compliance with Building Regulations are essential components. Accompanying the notice, declarations from principal contractors and principal designers are required. These affirm that duties under the Building Regulations have been fulfilled. The absence of signed declarations halts the issuance of the final certificate by the building control body.
Navigating liability questions:
The introduction of the Building Safety Act sparks queries about liability, particularly concerning the scope covered by the principal designer's declaration. For instance, does the architect, as principal designer, bear responsibility for designs by the structural or mechanical engineer?
Learnings from legal precedents:
Drawing from past case law, notably the Mario Minchella case, architects were held liable for inadequate information about construction materials. Pending further case law development, principal designers should proactively identify risks and ensure comprehensive communication with consultants.
Fire safety information at project completion:
Beyond the completion statement, evidence of disseminating fire safety information is crucial. This includes detailed plans covering:
- Evacuation routes: Ensure comprehensive plans outlining exit capacity – the maximum allowable number of occupants per building level and for the entire building.
- Fire-separating elements: Clearly specify the locations of fire-separating elements, including cavity barriers, to enhance safety measures.
- Fire doors placement: Clearly identify the positioning of fire doors to maintain effective fire containment.
- Safety equipment locations: Provide precise details on the whereabouts of detectors, alarm call points, control panels, sounders, fire safety signage, emergency lighting, fire mains, and other firefighting equipment and hydrants external to the building.
- Sprinkler systems information: Outline the specifics of any sprinkler systems, encompassing isolating valves and control equipment.
- Smoke control and ventilation Systems: Clearly articulate details about smoke control systems or ventilation systems with a smoke control function, including their mode of operation and control systems.
- Identification of high-risk areas: Highlight any high-risk areas, such as those housing heating machinery, for increased awareness.
Additional details required:
- Specifications of fire safety equipment provided, accompanied by routine maintenance schedules.
- Assumptions made in the design concerning the management of the building in relation to fire safety arrangements.
- Provisions in place for the safe evacuation of disabled individuals.
Responsibilities for architects not retained:
Architects not retained for the construction phase must adhere to the Golden Thread concept. Notify the BCB of the change in the principal designer role and specify the successor on the contractor's side. This strategic step limits liability to identified risks preceding the changeover.
Evolution of legal interpretations:
The legal landscape under the Building Safety Act is evolving. Architects must remain vigilant, as failure to identify risks or leaving them unaddressed could result in enforcement actions against the principal designer.
Stay informed, stay compliant – navigate the complexities of the Building Safety Act for a secure and successful project execution.
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21 February 2024
20 February 2024