Evacuation Planning in High-Rise Residential Buildings: What has changed?
How Do You Plan an Evacuation Process in a High-Rise Residential Building?
High-rise residential evacuation planning has remained a key focus within the fire safety industry since the Grenfell Tower tragedy. Since 2017, ongoing reviews, recommendations and updates to fire safety guidance have created significant changes for building owners, responsible persons and safety professionals.
Recent updates to Approved Document B (Fire Safety) of the Building Regulations provide greater clarity and strengthen fire safety requirements for high-rise residential buildings. These changes support Fire and Rescue Services across England and address recommendations from Phase One of the Grenfell Tower Inquiry.
For building owners and responsible persons, understanding these changes is essential. A robust high-rise evacuation plan helps protect residents, supports compliance and ensures organisations have the right procedures and equipment in place during an emergency.
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At Safety Chair, we support organisations with expert evacuation advice, high-rise evacuation planning, evacuation chairs, site surveys, training and emergency evacuation solutions designed around the needs of each building.
Changes to Fire Safety Regulations in High-Rise Buildings
The updated fire safety guidance forms part of a wider programme to improve Building Regulations and create clearer requirements for the design and construction of residential developments.
Although much of the attention focused on changes to building materials, the updated guidance also introduced important improvements around:
- Fire safety information
- Building management responsibilities
- Evacuation procedures
- Fire and Rescue Service access
- Emergency evacuation systems
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These changes aim to reduce risk, improve resident safety and ensure emergency services have the information they need when responding to incidents.
Combustible Materials and External Wall Safety
The amended Part B guidance introduces stricter safety standards for external walls, including restrictions on high-risk Metal Composite Material (MCM) panels.
MCM panels containing an unmodified polyethylene core (MCM PE) are now prohibited on new buildings at any height due to the significant fire risks associated with these materials.
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The Government introduced these changes following research and evidence presented during the Grenfell Tower Inquiry. The aim is to prevent unsafe materials from contributing to fire spread between apartments and across high-rise buildings.
Supporting Safe Evacuation in High-Rise Residential Buildings
When developing a high-rise evacuation strategy, building owners should understand their fire safety arrangements, including whether the building operates a Stay Put policy.
A comprehensive fire risk assessment should confirm that:
- Passive fire protection measures remain effective
- Compartmentation has not been compromised
- Fire safety systems operate correctly
- Residents who require assistance have suitable evacuation arrangements
Where residents have mobility requirements, organisations should consider solutions such as evacuation chairs, Personal Emergency Evacuation Plans (PEEPs), evacuation training and specialist support.
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Safety Chair can help assess your building and recommend the right evacuation solution through expert advice and site assessments.
Secure Information Boxes
The updated Part B guidance also introduces requirements for Secure Information Boxes in new residential buildings over 11 metres.
These boxes provide Fire and Rescue Services with essential building information during an emergency, helping firefighters respond quickly and effectively.
A Secure Information Box should be:
- Large enough to contain all required information
- Easy for firefighters to locate
- Secure against unauthorised access
- Protected from weather conditions
- Accessible to emergency responders
The information stored inside may include sensitive details about residents with mobility, cognitive or sensory impairments, along with important building systems information.
For this reason, responsible persons must ensure Secure Information Boxes meet appropriate security standards and work with their local Fire and Rescue Service to establish suitable access arrangements.
Evacuation Alert Systems
However, one of the most significant changes to Part B for evacuation planning is the requirement for new residential buildings over 18 metres to include an evacuation alert system. This change provides greater clarity for those responsible for designing and constructing residential developments.
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An evacuation alert system helps Fire and Rescue Services communicate changes to the evacuation strategy during an emergency. It gives emergency responders an additional tool to manage evacuations and improve resident safety.
To meet the updated Part B requirements, buildings must install evacuation alert systems in line with BS 8629:2019 – Code of Practice for the Design, Installation, Commissioning and Maintenance of Evacuation Alert Systems for Use by Fire and Rescue Services in England. The guidance applies to buildings of any height, not only those above 18 metres.
BS 8629 provides a simple and effective approach. It allows Fire and Rescue Services to control evacuations floor by floor, depending on the location and severity of the fire.
Where a building follows a ‘Stay Put’ policy, the evacuation alert system supports a controlled and organised evacuation when required. The system helps Fire and Rescue Services guide residents safely during an incident.
The updated Part B guidance now requires all new high-rise residential buildings over 18 metres to include an evacuation alert system. The system must operate independently and exist solely to support Fire and Rescue Services during an evacuation.
Simplicity affords clarity
A reliable evacuation alert system must operate independently from the fire alarm system and other building services. This includes systems such as lifts, gas valves, air conditioning and smoke control equipment.
BS 8629 recommends that local Fire and Rescue Services take an active role in the operation and specification of each new system. This ensures the system meets their requirements and helps personnel understand how it works before an emergency occurs.
A BS 8629-compliant evacuation system must include evacuation alert control and indicating equipment that Fire and Rescue Services can operate. It must also include audio and/or visual alarm devices within each apartment to provide clear evacuation signals to residents.
The system must remain simple and easy to use. This allows Fire and Rescue Services to coordinate high-rise evacuations quickly and effectively.
UK evacuation alert systems may appear simple, but this design approach improves clarity and reliability. Instead of complex touchscreens or LCD displays, systems use clear manual switches that represent each floor of the building. LED indicators show active evacuation zones and highlight any faults.
Existing audio and visual alarm devices can work alongside evacuation alert systems. However, BS 8629-compliant control panels require specialist design. Advanced’s EvacGo evacuation alert system meets BS 8629 requirements and uses a secure enclosure designed by Gerda Security to meet strict anti-tamper standards.
The evacuation alert system must sit within a secure enclosure to prevent vandalism and protect the system from misuse. The enclosure should meet recognised security standards, including STS205: Issue 4 Class BR2 or LPS 1175: Issue 8 B3.
Only Fire and Rescue Services should access the system using a dedicated key. Each system must clearly display the wording:
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‘For Fire and Rescue Service Use Only’.
System Integrity
System integrity plays a vital role in the design and installation of any BS 8629-compliant evacuation system. Designers must assume that a fire may already have developed significantly before the system activates.
To maintain reliability during an emergency, installers must protect cable infrastructure and fit circuit isolators at key points, including zone entry and exit points and before cables enter each apartment.
Requirements vary depending on the building height.
In buildings below ten storeys, two simultaneous faults on one circuit should not disable evacuation devices across more than half of the residential floors.
In buildings of ten storeys or more, two simultaneous faults should not disable evacuation devices across more than one third of residential floors.
A fault affecting one apartment’s evacuation device should not impact any other device within the system.
Power supplies must also meet BS EN 54-4 requirements. If mains power fails, standby batteries must keep the system operational for at least:
- 72 hours with an additional 30 minutes while all evacuation zones operate
- 24 hours with an additional 30 minutes where a suitable on-site generator is available and maintained
Regular maintenance and testing help keep evacuation alert systems reliable and ready for use.
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A qualified engineer should complete a full inspection every six months. Engineers should also test each sounder annually to confirm it operates independently and effectively.
Building Safety Regulator
The updated Part B guidance forms part of wider changes to Building Regulations. These changes aim to strengthen fire safety standards and provide clearer requirements for the design and construction of residential buildings.
The Building Safety Act appoints the Health and Safety Executive (HSE) as the Building Safety Regulator in England. The regulator oversees compliance with Building Regulations and has increased powers to take action where requirements are not met.
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The Building Safety Act also places greater responsibility on those involved in the design, construction and management of buildings. Responsible persons must maintain a golden thread of information throughout the building’s lifecycle.
What Does the Future Hold?
Although Part B provides greater clarity, further fire safety updates are expected.
The amended guidance currently requires evacuation alert systems in new high-rise residential buildings. However, the Grenfell Tower Inquiry also recommended introducing evacuation alert systems in existing high-rise residential buildings.
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Further regulations may follow to extend these requirements and improve safety across more residential buildings.
Book your Site Survey
Having the right evacuation chairs installed at the right time in the right place is critical to a successful evacuation. As part of a successful evacuation policy/procedure, Safety Chair offer an Evacuation Site Survey to make sure we offer the best solution possible.Â
Your site survey will cover:
- PEEPs / GEEPs
- Evacuation Routes
- Suitable Equipment
- Regulatory Reform Order compliance
- Other legal considerations
Please complete the form below to find out more information and to book your FREE Evacuation Site Survey:
For further assistance with evacuating your assisted living facility please contact us using the contact form provided or call us on 0203 961 0054