BAFSA welcomes the changes to Approved Document B (ADB) which come into force today, however we do question does the measure go far enough?

The changes with regard to the mandatory installation of automatic fire sprinklers in England, affect new build, material alteration, material change of use and extensions. The main points being

  • The height threshold for the provision of sprinklers is reduced from 30m down to 11m.
  • BS9251 or BS EN 12845 continue to be recommended for sprinkler system installations in flats.
  • There will be no recommendation for sprinklers to be provided in common areas when these are fire sterile (lacking in┬ácombustible materials.)
  • The new provisions will apply to extensions so that sprinkler protection and wayfinding signage will be necessary in any newly formed accommodation in buildings with a floor 11m or more above ground level.

BAFSA questions whether the requirement should have been extended to all new built flats, no matter the height. Evidence has shown that automatic fire sprinklers protect residents of flats from fire, they limit fire spread protecting means of escape for residents, they also protect Firefighters who attend such fires.

It is also a proven fact that automatic fire sprinklers reduce property and contents damage from fire by extinguishing or controlling the fire in its early stages.

This evidence applies equally to flats below 11 metres as well as those above that height, perhaps an opportunity missed?

However, this legislation will help to protect both the lives of future occupants and also help to preserve much needed accommodation for our growing population.

26th November press release