Fife Council has committed to further investment in fire safety at two high-rise blocks of flats following the findings of a new report.
Consultants commissioned by the Council to evaluate work by contractors carrying improvement works to fire stopping at Swan and Memorial Court in Methil have made a series of recommendations which the local authority intends to act swiftly upon as a precaution.
The consultants’ report suggests that the use of Phenolic Tile External Wall Insulation (EWI), coupled with a lack of fire breaks in the buildings, potentially poses a higher risk, although Fife Council has a contrary view and has agreed to commission the Building Research Establishment (BRE) to physically test the EWI and feedback their results to the Council over the short term.
The Scottish Fire and Rescue Service has also confirmed it has well established operational procedures in place which can implemented in the event of a fire.
However, to fully mitigate the risks identified by the consultants and reassure our Council tenants, Fife Council is taking pro-active steps and is looking to remove the existing EWI and replace it with a mineral wool-based EWI system as soon as practicable and improve the energy efficiency of the blocks to the current Energy Efficiency Standard for Social Housing. This will make the flats warmer and will cost less for tenants to run their heating.
Work is ongoing between Housing, Property and Building Services to detail options and costs for the proposed replacement, and council tenants at Swan and Memorial Courts are being briefed on the consultants’ findings today – with a dedicated housing officer team also available to answer questions and offer advice.
John Mills, head of housing, said: “Following the past tragic events in Tower Blocks in England, we have been working with our tenants to reassure them that they are safe in their homes, and that has been supported with rigorous reassessment to make sure the materials used to clad our buildings is safe.
“The Council’s Tower Block Review Group has also made a number of improvements such as the installation of sprinkler systems to ground floor areas, the upgrading of doors to 60 minute fire safety and fire alarm connection to the Scottish Fire and Rescue Service.
“However, we are not complacent in relation to the need for effective fire safety and we are always working to enhance standards beyond the current building standards requirements.
“The risk posed by the existing EWI may be higher with the lack of external fire breaks and therefore we’re keen to fully mitigate these risks as soon as possible.
“We’re visiting all of our tenants and residents to offer face-to-face advice and discussions about any concerns they may have in light of the new information we’ve received.”
The tower blocks at Swan and Memorial Court are home to a total of 156 households, 78 households in each, and have 24/7 caretaking and concierge coverage by Council staff.
In light of the consultants’ report, Fife Council is working closely with the Scottish Fire and Rescue Service and the Scottish Government to re-evaluate its risk assessment for both Swan and Memorial Courts, and any changes to fire procedures will be properly communicated to tenants.
None of the other 10 tower blocks under Fife Council control in Fife are affected by the new information from the consultants, as they are already clad with mineral wool EWI and, in the case of one tower block in Kirkcaldy, just about to be fitted with EWI mineral wool tiles in 2024.
Indeed, all of the EWI currently used in Fife is classified as “low risk”, meaning it protects surfaces from the spread of flame and limits the amount of heat released from surfaces during a fire.
Councillor David Ross, Fife Council Leader, said: “While I understand the report could be potentially worrying for high-rise tenants in these blocks, I want to reassure them that the course of action we are taking is purely precautionary.
“Tenants’ safety is our top concern and, in light of the new information contained in the report, we have been working closely with the Scottish Fire and Rescue Service to ensure that the fire safety measures currently in place are satisfactory. That continues to be the case.
“However, it is also true that this report has highlighted some issues we want to address.
“We will not compromise on safety standards and we hope that the steps we are taking to raise standards further will help to provide additional reassurance to our tenants.”
Area Commander Kenny Barbour is the SFRS Local Senior Officer for Stirling, Clackmannanshire, and Fife.
He said: "We have been made aware of recommendations in relation to external cladding on two high-rise buildings in Fife and we will be working closely with Fife Council and the Scottish Government on this matter.
"The safety of our firefighters and communities is of paramount importance and that is why we carry out quarterly operational assurance visits at every high-rise building in Scotland, where we make sure lifts and any fire safety equipment are working effectively.
"We have robust procedures in place in relation to firefighting operations within high-rise buildings. Our crews use lifts, fire alarm panels, fire doors and riser landing valves so any damage to these should be reported to your building manager as soon as possible.
"As part of our commitment to public safety, we also recently equipped our operational crews with fire escape hoods which can be offered to tenants in the event of a fire. These hoods can offer added protection from smoke and hazardous gasses."
Any tenants or any other interested parties who may be affected and wish to raise their concerns can email arearegenerationteam@fife.gov.uk.
The consultants consider the combination of a lack of fire breaks in the building, coupled with the use of Phenolic Tile External Wall Installation (EWI), may present a higher risk of fire. The report also highlights concern about a lack of 360-degree access by the Scottish Fire and Rescue Service if a fire were to break out at the rear of the block.
Further to that, the consultants are also recommending that if an incident were to break out, the Scottish Fire and Rescue Service Commander on the ground should decide to evacuate the block. The installation of an evacuation alarm should be considered and tenants should subsequently receive appropriate briefing and training.
Back To TopSince the Grenfell fire, the Council has completed a range of work to improve the overall fire safety of the Tower Blocks in Fife. This included the installation of 60-minute fire doors to all flats and sprinklers to the ground floor areas. The Tower Block Review Group had anticipated that further minor works at Swan and Memorial Courts would be progressed in any case, prior to receiving the consultant’s report.
The consultant is of the view that the Phenolic Tiles are combustible and are of higher risk. This finding is contrary to the extensive testing the Council completed on the tiles with the Buildings Research Establishment (BRE) in the period following the Grenfell fire. The Council is therefore seeking a second opinion from the BRE as a matter of urgency.
Housing is of the view that the tiles are of very limited combustibility and low risk. That said, the absence of fire breaks in the buildings is unacceptable and needs to be addressed.
Back To TopA fire break is the use of material between flats/compartments intended to prevent unrestricted fire spread behind the external wall cladding.
Back To TopFife Council Housing and Property Services commissioned Arup Consultancy in March 2023 to assess the fire safety arrangements in place at Swan and Memorial Courts, Methil, principally the internal arrangements that were being worked on by a contractor. Through discussion, this was extended to reviewing the application of the External Wall Insulation (EWI) in 2012 and 2013. These blocks of high-rise flats were the first to be applied with EWI and with a particular system of phenolic tiles unlike the other EWI applications in later years to our other 10 tower blocks in Fife, where Mineral Wool EWI was used.
Back To TopWe have confirmed that although technically feasible, any remedial works to fit fire breaks by the Council would require the upgrading of the EWI to current legislative and building standards as well as a new building warrant. Remediation is therefore not a viable option for the Council.
Back To TopA range of options are now being looked at, including the removal and replacement of the cladding on both towers.
Those works, led by Building Services, would include stripping down the existing EWI and installing new mineral wool EWI (similar to that recently installed at Forth View Flats, Kirkcaldy). We would also take the opportunity to upgrade the Tower Blocks to EESSH 2 standard by specifying thicker EWI.
Back To TopThe work would take several months to complete but the two blocks would be done simultaneously to reassure tenants.
Back To TopThe current estimate for both blocks is £2m-£3m. This would be met from HRA Capital contingencies.
Back To TopOnce we learned of this situation, we have been determined to be as open and transparent with tenants as possible. As well as quickly informing tenants of the situation this week, our staff will also be carrying out face-to-face visits with tenants where any concerns can be addressed. Those visits will be followed up with clear fire safety advice, and our staff on site will continue to be visible and closely engage with tenants on this issue for as long as is necessary.
Back To TopFires in high-rise buildings in Scotland are at their lowest level for 13 years – but it is important to react quickly and safely in the event of a fire.
You should have a fire escape plan and know what to do in an emergency. If the fire is not in your flat then call 999 if you hear the smoke alarm or you smell smoke. Stay in your flat and keep the front door closed.
Only leave if the emergency services tell you to do so.
If the fire is in your flat, or your flat is being affected by a fire from a neighbouring flat, follow your escape plan and get out safely.
Back To TopNo. None of the other 10 tower blocks under Fife Council control in Fife are affected by the new information from the consultants, as they are already clad with mineral wool EWI and, in the case of one tower block in Kirkcaldy, just about to be fitted with EWI mineral wool tiles in 2024.
Indeed, all of the EWI currently used in Fife is classified as “low risk”, meaning it protects surfaces from the spread of flame and limits the amount of heat released from surfaces during a fire.
Back To Top