ESSENTIAL INFORMATION FOR EVERYONE INVOLVED IN THE DESIGN, DEVELOPMENT AND CONSTRUCTION OF BUILDINGS FROM OCTOBER 2023
1. HIGHER RISK BUILDINGS
2. ALL OTHER BUILDINGS
3. ROLES & RESPONSIBILITIES: THE BSR, DUTY HOLDERS
October 2023 and April 2024 will see the introduction of the biggest changes in a generation to the building regulatory system in England, particularly for buildings now referred to as Higher Risk Buildings (HRBs)
A Higher Risk Building is any building with 7 storeys or more or 18m in height that contains two or more residential units. The definition covers flats, hospitals and student accommodation, but not hotels.
The Building Safety Act 2022 established a new body – the Building Safety Regulator (BSR) to oversee the design and construction of all HRBs. From October 2023, the BSR will become the only Building Control Authority for HRBs, and developers must apply to the BSR before starting work on any HRB
The Building Safety Act has also introduced the concept of Duty Holders: Clients, Designers, Contractors, Principal Designers and Principal Contractors, who will have clearly defined responsibilities during the Design and Construction phase.
The Building Safety Regulator will require submissions to be made at planning, construction and completion stages – known as Gateways 1, 2 and 3 – each submission demonstrating compliance with all relevant legislation, guidance and Building Regulations.
At Quadrant Building Control, we have given Building Regulations approval to over 60,000 construction projects since 2007 and have an enviable reputation for professional integrity and technical excellence.
We are therefore ideally qualified to offer Consultancy Services to help Clients, Principal Designers and Principal Contractors successfully navigate all the challenges of the new system. Our flexible and tailored approach gives you the help where and when you most need it. Gateways two and three are stop/go decision points that must be passed before a development can proceed to the next stage. The BSR has 12 weeks to review submissions, so rejection at either of these stages could cause significant delay. We’ll help you get things right first time.
GATEWAYS
RIBA STAGES
PLANNING GATEWAY 1
Planning Application
GATEWAY 2
Before building starts
GATEWAY 3
When building work is completed
• Review designs
• Review and check Fire Safety Statement
0-3
• Strategic Definition
• Preparation & Brief
• Concept Design
• Spatial Coordination Design
• Attend design meetings
• Technical reviews
• Assist with preparation of statements required for submission
3-4
• Spatial Coordination Design
• Technical Design
• Inspection and monitoring of works
• Review major and minor changes for BRegs compliance
• Completion check for application
5-6
• Manufacturing & Construction
• Handover
There are Transitional Provisions in place for Building Control applications made before 1st October 2023 and where work on site commences before 1st April 2024. However, meaningful works, possibly to DPC level, are likely to be required. Call us on 0345 5572777 for advice on this and all other HRB issues.
Government consultations are ongoing, working out details of the new regime in practice. We’ll keep you posted in our Building Regulations newsletter: www.quadrantai.co.uk/newsletters
We’ll also be releasing videos explaining the Building Safety Regulator in more detail on our YouTube channel – join a thousand other subscribers to get notified of our latest technical videos: youtube.com/QuadrantBuildingControl
For all domestic and commercial buildings that do not fall under the definition of HRBs, we will continue to provide our existing and new clients with the best possible Building Control service from our offices across England and Wales. So, please continue to send us your projects!
The new responsibilities of duty holders will still apply to nonHRBs, and there will be some other changes to the Building Control system (e.g. Approved Inspectors will be known as ‘Registered Building Control Approvers’). These changes will come into force from October 2023. Details are still to be confirmed by Government, and we will of course communicate them to you as soon as possible.
Quadrant is trusted by thousands of architects and developers and we have approved over 60,000 Building Control applications since 2007. As we have attracted more and more clients, our company has grown from 75 staff in 2020 to over 130 team members in 2023.
The Building Safety Regulator is a new public body set up under the Building Safety Bill in the wake of the Grenfell Tower tragedy. Its primary role is to ensure that all high-rise residential buildings and other multi-occupied residential buildings of 7 storeys or 18 metres or higher in England are safe for residents to live in. Its responsibilities include:
1. Registering all high-rise buildings in England and ensuring they comply with new safety regulations.
2. Setting up and maintaining a new building safety regime, including setting safety standards, overseeing the work of building owners and managers in relation to safety, and enforcing compliance where necessary.
3. Overseeing the design, construction, and occupation of new high-rise residential buildings.
4. Ensuring that building owners and managers take responsibility for the safety of their buildings, including the appointment of a building safety manager.
5. Investigating and taking enforcement action where necessary to ensure that buildings comply with safety requirements.
6. Providing information and guidance to building owners, managers, and residents on building safety and regulation.
CLIENT
• Make suitable arrangements to plan, manage and monitor a project
• Appoint a Principal Designer and a Principal Contractor
• Provide building information to every designer and contractor, ensuring they are aware if the project includes any higher risk building work
• Co-operate and share information with other duty holders
DESIGNERS
• Not to start design work until satisfied the Client is aware of their duties
• Ensure the design complies with the Building Regulations
• Provide sufficient information to other duty holders
• Consider other work if only carrying out part of the design
• Provide advice to Principal Designer or Client if the design relates to an HRB
CONTRACTORS
• Not to start works until satisfied the Client is aware of their duties
• Provide each worker under their control with appropriate supervision, instructions and information to ensure the building work complies with the Building Regulations
PRINCIPAL DESIGNER
• Plan, manage and monitor design work during the design phase
• Co-ordinate matters relating to the design work to ensure compliance with the Building Regulations
• Ensure all designers co-operate, communicate and co-ordinate their work with the Client, Principal Contractor and other Designers
• Liaise with the Principal Contractor and share information
• Assist the Client to provide information to other designers and contractors
PRINCIPAL CONTRACTOR
• Plan, manage and monitor all the building work
• Co-ordinate matters relating to the building work to ensure compliance with the Building Regulations
• Ensure all contractors co-operate, communicate and co-ordinate their work with the Client, Principal Designer and other Contractors
• Liaise with the Principal Designer and share information
• Assist the Client to provide information to other designers and contractors
Further info: www.hse.gov.uk/building-safety/regulator.htm www.quadrantai.co.uk
Alex Glynn Photography, © Quadrant Building Control