Maintaining smoke control systems in office buildings is critical to modern building management and safety protocols.
These systems are designed to manage and mitigate the dangers posed by smoke in the event of a fire, thereby protecting both the physical structure of a building and, more importantly, the lives of its occupants.
Smoke control systems are integral to a building’s fire safety strategy. They are designed to limit the spread of smoke, which can be more dangerous than flames. Smoke inhalation is a leading cause of death in fires, making the control and removal of smoke crucial. These systems work by compartmentalising areas to prevent smoke spread, actively extracting smoke, or using pressurisation methods to keep smoke from entering critical areas like stairwells and evacuation routes.
Maintaining these systems is not just a legal requirement but a moral imperative. Regular checks and maintenance ensure the system’s functionality in emergencies. Neglecting these could lead to malfunctions during critical moments, potentially resulting in catastrophic outcomes.
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The devastating Grenfell Tower fire in 2017 contained a catalogue of errors set out in detail in the reports of the Inquiry, a number of which related specifically to some ventilation and the smoke control system in place.
Another fire in London in 2021 at Providence Wharf – a mixed use tower with offices, retail, leisure and residential units also appeared to have issues with a faulty smoke control system. The London Fire Brigade highlighted the findings of a report into the fire that described faulty smoke ventilation leading to the building acting like a ‘broken chimney’ which left the residents’ only escape route smoke logged. The initial report by the Senior Fire Investigation team identified a failure of smoke detectors to trigger the opening of the AOV’s on the 8th floor and closing of fire doors, to prevent smoke entering the communal corridor.
London Fire Brigade Deputy Commissioner Richard Mills said:
“The smoke ventilation system inside New Providence Wharf acted like a broken chimney leading to a potentially life-threatening situation. Had it not been for the exceptional actions of our firefighters and 999 control officers this could have had tragic consequences.
“Despite our response to this fire and drawing on the many lessons learned from the Grenfell Tower fire, in many cases we are sadly still not seeing a culture change in all those responsible for fire safety in high rise buildings.
“The New Providence Wharf fire needs to be an urgent wake-up call to all building owners and managers. Look at the fire safety solutions inside your building and take action if they are not performing correctly. It is too late to wait for a fire to see if they work.”
The operational effectiveness of smoke control systems is heavily reliant on regular maintenance.
This involves routine inspections, testing of fans, dampers, and control systems, as well as ensuring that vents and other components are clear of blockages. The reliability of these systems can significantly reduce the risk to life and property damage in the event of a fire.
In addition to protecting lives, maintaining smoke control systems is crucial for minimising property damage. Smoke can cause significant damage to a building’s interior and its contents, which can be costly to repair. By effectively managing and removing smoke, these systems can help to reduce the extent of the damage.
Furthermore, maintaining smoke control systems is a key aspect of building compliance. In the UK there are strict fire safety regulations and associated standards that include the upkeep, testing and maintenance of these systems – these include Approved Document B, British Standard 7346-8 and the Regulatory Reform (Fire Safety) Order 2005. This requires at least two visits per year by suitably experienced and qualified engineers. The system should be tested in accordance with the original design, cause and effect details and an awareness of any design dispensation. Engineers should have the necessary equipment to interrogate the smoke control systems and access to parts that may need to be replaced or fixed. Failure to adhere to these regulations can result in legal consequences, including fines and potential building closure.
In conclusion, maintaining smoke control systems in office and mixed-use buildings is crucial. These systems play a crucial role in ensuring the safety and well-being of building occupants, aiding firefighting efforts, and minimising property damage during a fire.
The examples of both the Grenfell Tower fire and the New Providence Wharf tower fire are stark reminders of the consequences of system neglect. Regular maintenance and inspection are legal requirements and essential practices in safeguarding lives and properties, emphasising the necessity for building owners and managers to prioritise the upkeep of these critical safety systems.
