All planning applications must include the fire safety measure of including a second staircase in buildings above 30m before going to the Greater London Authority for stage 2 approval
London mayor Sadiq Khan has said all planning applications for new residential buildings above 30m must now have second staircases before going to the Greater London Authority (GLA) for final sign off.
The fire safety measure has been brought in with immediate effect, the GLA’s planning department said. All schemes that have recieved approval before 23 December 2022 and were eligible for funding will remain eligible, according to the GLA.
The announcement follows an ongoing government consultation
Last December, the Department of Levelling Up, Housing and Communities (DLUHC) launched a consultation into new fire safety measures in high rise buildings, which included consideration of mandating sprinklers in care homes (regardless of the facilities’ size) and installing second staircases in buildings over 30m in height.
RIBA has called for second staircases to be installed in high rise buildings for many years.
The DLUHC said it wants to bring in the measure with a swift transition period and was encouraging developers “to prepare for this change now”.
It estimates the requirement to cost the construction industry £1.6bn over the next decade.
The swift decision on second staircase installation requires an equally swift response from developers
The GLA planning department said: “The mayor has consistently expressed concerns that the fire safety requirements in the national Building Regulations are not fit for purpose, so the proposed strengthened requirements and clear direction at the national level are strongly supported.”
The department added: “The GLA’s planning team is working with the boroughs to progress schemes which are currently in the pipeline to ensure they include two staircases where necessary before any Stage 2 referral.”
“We are all working hard to look at feasible options to secure this and try to meet key timescales, particularly given the impact planning delays may have on affordable housing grant funding.”
Industry voices were quick to warn of potential concerns with the new mandate
Mary-Anne Bowring, Group MD at residential property group Ringley Group, comments:
“There are huge sticking points that need be resolved. Developers in the middle of the planning process will be seething at the prospect of going back to square one, and the implications of that will be felt on the supply of new homes in the midst of a housing crisis. Many will no doubt look to reduce their affordable housing contributions as a means of making schemes viable to off-set the cost of introducing a secondary staircase.
“There is also a real risk that other fundamental safety measures like sprinkler systems, fire doors and equipment maintenance might take a back seat if the building of a second staircase means developers start taking their eye off the detail ball. These are real risks the GLA must address quickly but thoroughly.”
