Case study: Care home retrofit

Since 2 March 2025, the building regulations in England have been updated so that new care homes must have automatic sprinkler systems, regardless of the building's height or size. This is reflected in the updated Approved Document B guidance.

Scotland meanwhile was one of the earliest UK nations to mandate sprinkler protection in care homes and automatic fire suppression systems have been required in newly built care homes since 2005 through Scottish Building Standards.

The important distinction is that this does not mean every existing care home in England, Scotland or Wales must now retrofit sprinklers. For existing premises, the position is primarily driven by the building's fire risk assessment and the need to provide adequate fire precautions.

BAFSA believes that sprinklers are nevertheless strongly advisable, particularly where evacuation is difficult or where major refurbishment or alteration is taking place. Yet often the cost and disruption of retrofitting sprinklers is cited as a major reason for not doing so. BAFSA therefore chose earlier this year to part fund a retro-fit sprinklers in a children's hospice in Fife to show otherwise.

Case study: Retrofit of sprinklers Abbotsford Mina Lodge, Fife.

Originally constructed around 1986 as a 23-bedroom care home, the building stood dormant for several years following its closure. More recently it has been brought back into meaningful use by Children’s Hospices Across Scotland, a national charity that provides palliative care and emotional support for babies, children, and young people with life-shortening conditions, as well as their families.

The redevelopment of Abbotsford Mina Lodge represents far more than a refurbishment project. CHAS supports families from pre-birth through to age 21, delivering care in hospices, hospitals, and community settings. The Kinglassie site will become part of that network offering a safe, supportive environment during some of the most challenging moments families can face.

Given the vulnerability of the building’s future occupants, fire safety has been a central consideration from the outset. While the original care home had benefitted from a water mist system installed in communal areas. BAFSA had been actively seeking a project that could demonstrate the practical and financial implications of retrofitting sprinklers into existing care facilities.

BAFSA became aware of the project through its Scottish representative, Alan Crichton, who had been working alongside Atelier Ten on developing a sprinkler specification for the building’s fit-out. A collaborative meeting between CHAS, Atelier Ten, and BAFSA laid the groundwork for a partnership. The goal was not only to support the installation through industry engagement and donations, but also to develop a detailed case study including cost data that could inform policymakers as new legislation is considered.

Designing for safety and resilience

A number of organisations have played key roles in the project, including Ryden, Sprinktec, Algo Construction, and BAFSA member, Discovery Fire Systems.

The sprinkler system specification was developed by Sprinktec on behalf of Atelier Ten and issued to contractors to ensure competitive and robust tendering. Given the building’s function as a residential care facility, the system was designed to meet Category 3 of the BS 9251:2021- a classification appropriate for care homes and similar high-dependency occupancies.

Early in the process, a water mist system was reconsidered, but ultimately ruled out. While mist systems can be effective in certain applications, no suitable solution was identified that could deliver the required level of protection at a reasonable cost for this building.Instead, a full sprinkler system was specified, designed with the following key features:

• Operation of 2–4 sprinkler heads simultaneously, reflecting both Maximum Flow Area (MFA) and Most Remote Area (MRA) design criteria

• A 30-minute system duration to ensure sustained fire suppression

• A combined water storage tank and pump house

• A dedicated residential sprinkler pump

• Underground pipework connecting the external tank to the building

• Trace heating and insulation for exposed external pipework to prevent freezing

• Internal distribution via plastic pipework feeding strategically positioned sprinkler heads

• Full system monitoring, connected to an off-site alarm receiving centre for rapid response

A hydrant flow test conducted by Discovery Fire Systems revealed that the existing water supply was insufficient for the required system category. This finding reinforced the need for a dedicated tank and pump solution.mNotably, the loft space was assessed as low risk, being non-accessible and free from significant ignition sources and therefore did not require sprinkler protection.

From design to delivery

Algo Construction placed the installation order with Discovery Fire Systems, who developed the detailed system design. This design underwent rigorous review and approval by Sprinktec, ensuring compliance with the relevant standards. Formal drawings were issued on 26 November 2025 and resubmitted the following day after addressing comments. Approval was granted on 28 November 2025, enabling works to proceed without delay. Installation began in November 2025 and reached completion at the end of March 2026, marking a relatively swift turnaround for a retrofit project of this complexity.

The system will ultimately be certified by recognised third-party bodies such as IFC or LPCB, providing independent assurance of quality and compliance. Beyond its immediate impact, the Abbotsford Mina Lodge project is hoped to play an important role in shaping future fire safety policy in Scotland. The Scottish Government has been considering extending sprinkler requirements to existing care homes a move that would significantly improve safety but also raise questions around cost, feasibility, and disruption. By documenting the full scope of this installation, including construction works, system design, and associated costs, BAFSA and its partners aim to provide a real-world benchmark.

Ali Perry CEO BAFSA

“This evidence-based approach is critical. While the life-saving benefits of sprinklers are well established, policymakers must also understand the practical implications for building owners and operators, particularly in older properties. The Kinglassie project demonstrates that, even in a building dating back nearly four decades, a modern, compliant sprinkler system can be successfully integrated.” Ali Perry BAFSA chief executive officer.