Building safety strategy

Introduction and Context

The tragic events, such as the Grenfell Tower fire, have exposed significant gaps in building regulations, fire safety protocols, and the overall management of residential properties. Incidents such as Grenfell incidents have not only resulted in huge loss of life and property but have also served to erode public trust in the safety of buildings. 

In response to the Grenfell Tower Inquiry, the government introduced the Building Safety Act (and many other key changes), which lays the foundation for this Strategy. The Act mandates the establishment of a Building Safety Regulator, responsible for overseeing the implementation of new safety standards and ensuring compliance across the industry. The strategy also emphasises the importance of resident engagement, ensuring that their voices are heard, and their safety concerns are addressed promptly. 

By fostering a culture of accountability, transparency, and continuous improvement, the Building Safety legislation aims to create a safer living and working environments for all. It aims to leverage modern technologies, innovative practices, and a robust regulatory framework to mitigate risks and prevent future tragedies. Through this comprehensive approach, the Act seeks to restore public confidence and ensure the long-term safety and resilience of buildings in the UK. 

The strategy document details how One Manchester will ensure that buildings that are within the scope of the building safety and fire safety legislation are effectively managed, and customers kept safe. The strategy is supported by several related individual policies and procedures, which are already in place, or are being developed and regularly updated. 

Strategy 

The aim of the strategy is to ensure the safety and well-being of our customers by establishing a robust compliance framework for the construction, maintenance, and management of buildings. This strategy focuses on identifying and reducing risk, preventing incidents, enhancing accountability among colleagues and contractors, and to promote a culture of safety and competence within the organisation including the customer base. 

The principles 

Through customer consultation and best practice, we have developed 5 key principles: The new Building Safety Strategy underpins the corporate plan's vision. This proactive approach will not only enhance our ability to meet regulatory standards but also position us as key partners for any emerging opportunities and will assist with providing the services our customers want and need. 

The 5 key principes are: 

• Regulatory Requirements
• Customer Voice
• Golden Thread
• Skill and Knowledge
• Working In Partnership

Regulatory Requirements

Aim: We will ensure that all relevant legal requirements about building and fire safety are met. 

We will:

 • Ensure compliance with the Building Safety Act 2022 and the Higher-Risk Buildings (Descriptions and Supplementary Provisions) Regulations 2023.

 • Ensure all high-rise buildings (HRB) are registered with the Building Safety Regulator (BSR) and that Building Safety Cases for each identified HRB are in place. 

• Ensure compliance with all fire safety legislation including the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021 ensuring all duty holder requirements are followed including the identification of the Principal Accountable Person (PAP) 

• Ensure compliance with the Construction (Design and Management) Regulations 2015 and all secondary legislation including the Building Regulations etc. (Amendment) (England) Regulation s 2023, ensuring all duty holder and Client responsibilities are followed. 

• Manage the Design, Construction and Refurbishment of High-Rise Buildings and undertake Regular Property Inspections

 • Ensure conduct regular audits to ensure ongoing compliance with safety regulations and standards, manage cyclical compliance and business continuity. 

• Ensure, in collaboration with the local fire and rescue and police services, that appropriate emergency planning is in place including developing and regularly updating emergency response plans tailored to each building. 

• Establish clear communication channels to inform residents about safety procedures and emergency contacts and where there is a care organisation (other than One Manchester) delivering the provision of care services, ensure adequate co-operation and co-ordination on fire safety and emergency procedures including PEEPS.

 • Ensure all assets are subject to fire risk assessment by a suitably qualified and competent person and that there is an evidenced annual review of all fire risk assessments ensuring all required actions are prioritised and closed out in a time bound manner.

 • Replace any flammable cladding with non-combustible materials to prevent fire spread and install and maintain appropriate fire detection and alarm systems in all high-rise buildings and ensure that all buildings are equipped with functional sprinkler systems.

 • Ensure fire compartmentalisation is robust throughout all assets and that any building amendments or repairs have the relevant fire stopping and reinstatement that is verified before the works are completed. 

• Conduct regular fire drills to familiarise residents with evacuation procedures and fire alarm. 

• Ensure each residential unit and high-risk area has a suitable and sufficient fire doors and that there is a robust inspection regime by accredited and competent personnel. 

• Ensure all fire precautions and measures are subject to a robust testing regime. This includes fire alarm systems, sprinkler and extinguishing measures, emergency lighting, internal fire doors and fire signage.

• Ensure all fire precautions are subject to a planned preventative maintenance system, with a robust review process to ensure all actions are closed out in a timebound manner.

• Ensure all electrical systems are subject to a fixed electrical inspection regime in line with regulatory requirements.

• Ensure all residents are aware of measures to be undertaken within their demised area to prevent the outbreak of fire and management of portable electrical equipment including white goods.

Customer Voice 

Aim: To ensure that resident engagement is and remains a core part of what we do to ensure customers know their responsibilities and we will: 

• Develop Customer Engagement Plans (including Leaseholders) 

• Provide regular safety training sessions for customers aimed at raising awareness on fire safety issues, evacuation procedures, and general building safety. 

• In accordance with One Manchester’s customer voice strategy to establish and maintain a feedback mechanism for residents to report safety concerns and suggest improvements. 

• Ensure concerns raised by residents are prioritised and closed out in a time bound and evidenced manner. • To hold regular community meetings to discuss safety issues and updates with residents.

• Continue to develop the website to aid customer communications in building safety 

• Publicise and promote our customer complaints policy on issues around building safety 

• Identify and support of vulnerable customers through our Inclusive Access and Reasonable Adjustment Policy

Golden Thread 

Aim: To ensure that accurate, up-to-date information about One Manchester’s building assets are maintained and accessible. Specifically, we will ensure that records and information relating to:

 • Design and construction information such as architectural and engineering plans, Specifications and materials, compliance certification, records of any changes made during construction, and

• Safety and compliance documentation such as fire safety assessments and strategies, structural safety reports, inspection findings and certificates, maintenance schedules and records, and 

• Operational Information such as building management policies and procedures, emergency response plans, resident safety information and communication protocols, and 

• Records of any alterations or refurbishments, updated safety assessments following changes, documentation of ongoing maintenance and repairs are retained in a safe, durable, manner during the building’s lifecycle.

Skills and Knowledge

Aim: To ensure that individuals and organisations involved in the construction, maintenance, and management of One Manchester’s assets are competent and capable of maintaining high safety standards. Specifically, we will: 

• Ensure the general competence, professional qualifications and relevant work experience of One Manchester personnel and contractors. 

• Ensure the specific competence of Duty Holders as defined within the Building Safety Act 2022. • Implement and maintain robust safety management systems within One Manchester

• Ensure ongoing training and development to keep skills and knowledge up to date. 

• Ensure the ability to demonstrate compliance with safety regulations and accountability for safety practices. 

Working in Partnership

Aim: To foster collaboration among stakeholders to enhance building safety standards and practices. 

We will: 

• Work collaboratively and transparently with regulators such as; 

1. The Health & Safety Executive & Building Safety Regulator
2. The Regulator for Social Housing
3. Fire and Rescue Services, the Police and Primary Authority Partnership
4. Local Authorities
5. Other Accountable Persons (Utilities, Telecommunications) 

• Manage statutory requirements such as Property Registration, Building Safety Assessment Applications, Mandatory Occurrence Reporting and Change Control. 

• Ensure open and transparent communication channels including regular meetings, updates, and clear documentation to help ensure that everyone is informed and aligned on safety protocols and procedures 

• Embed a culture of shared responsibility 

• Engage and continue to engage customers in safety discussions and decision-making processes. 

• Leverage modern technologies where possible, such as Building Information Modelling (BIM) and digital safety records. 

• Define and communicate clear roles and responsibilities within organisations and among partners. 

• Promote a proactive safety culture where safety is a core value

Risks 

The key risk to this strategy: 

• Regulatory Non- Compliance – Failure to meet evolving building safety regulations could result in legal action financial penalties and reputational damage.
• Financial Constraints – Rising costs of materials, labour and compliance measures may impact budgets and delay safety improvements.
• Residential Disruption & Engagement Challenges – Implementing safety measures e.g. retrofitting, inspections can cause disruption to residents, leading to dissatisfaction and resistance if not managed effectively
• Supply Chain & Contractor Risks – Dependence on third party contractors and suppliers poses risks related to delays, quality control and cost fluctuation
• Building Condition – Older housing stock may require significant upgrades, with hidden defects or structural issues increasing costs and timelines
• Fire & Structural Safety Risks – Failure to address fire risks e.g cladding, compartmentation or structural concerns could lead to severe safety incidents and liability issues
• Governance & Accountability – Clear roles and responsibilities must be maintained to ensure proper oversight, decision making and risk management.

Strategy Approach 

The strategy will be implemented subject to Board approval in February 25. 

Progress against the delivery of the strategy will be monitored six monthly.