Elim Housing commissioned Hookway Partnership LLP to support the delivery of essential fire safety improvements at Maple House, a multi-occupancy residential building located in Central Bristol. The project formed part of Elim Housing’s ongoing commitment to compliance with current legislation and ensuring resident safety, in line with the Fire Safety (England) Regulations 2022 and the Building Safety Act 2022.
The Challenge
Maple House required significant upgrades to its passive fire protection systems, including improvements to compartmentation, fire stopping, and fire door performance across both communal areas and within individual flats. The works needed to be carefully planned and coordinated due to the building being occupied throughout the project, with specific risks identified including working in communal escape routes, roof void areas, and existing services concealed behind finishes. The project also required detailed collaboration with residents, Elim Housing’s compliance team, and relevant third-party stakeholders such as Building Control and fire safety officers.
Our Approach
Hookway Partnership LLP acted as Contract Administrator and Principal Designer, ensuring that the project was properly scoped, coordinated, and compliant with all relevant fire safety and CDM requirements. The programme spanned approximately 16 weeks.
Key project considerations included:
- Agreeing a rolling programme for flat access and door replacements
- Planning for staged works to reduce disruption and maintain resident safety
- Using Flat 10 (vacant) as a trial flat and welfare base to support the programme
- Ensuring all works would be subject to third-party certification where required
Scope of Works
The works delivered at Maple House were extensive and focused primarily on improving fire compartmentation and ensuring that escape routes and flat entrances achieved the required fire resistance standards. Key improvements included:
Fire Stopping & Compartmentation
- Installation of new 60-minute fire rated ceilings within riser cupboards and service areas
- Fire stopping to service penetrations for pipework and cabling throughout communal areas
- Upgrades to compartmentation in corridors, stairwells and roof void areas
- Fire stopping works to basement car park penetrations and electrical cupboard areas
Fire Door Upgrades
- New FD60 and FD30 fire-rated doorsets to communal areas
- Replacement of riser cupboard doors
- Installation of new flat entrance doorsets to a secure and compliant specification
- Fire door upgrades within flats, including bedroom, bathroom, sitting room, kitchen and cupboard doors
Compliance and Certification
- The project included allowances for third-party certification and final compliance documentation, ensuring Elim Housing received full evidence of completion and conformity.
Resident Safety and Communication
- Given the building remained occupied throughout, resident safety and communication were treated as a key priority. The contractor committed to a “one flat at a time” approach, reducing disruption and ensuring residents could remain safe and secure at all times.
Project Outcome
The fire safety upgrades at Maple House significantly improved the building’s passive fire protection measures, strengthening compartmentation and improving the performance of key fire safety elements such as risers, ceilings, corridors and doors. The project provides Elim Housing with improved compliance assurance and strengthens resident protection by ensuring fire and smoke spread risks are reduced, and safe evacuation routes are maintained. Hookway Partnership LLP successfully supported the client team by coordinating the project from pre-contract through delivery, ensuring stakeholder communication remained clear, risks were managed effectively, and works progressed in a controlled and compliant manner.
