Timber Frame Fires

Advocates (mostly those with a vested interest or inbuilt prejudice it should be said) of so called 'traditional' methods of construction are very quick to point out that timber burns.  Well spotted.  In HA Magazine today (November 2011) there is a lovely advert (p7) for precast flooring.  Does the picture show the benefit of the product being promoted - large spans, thinner floors, good sound insulation?  No - its a (quite shocking admittedly) picture of the Colindale fire on a timber frame site in July 2006.  Clearly the Precast Flooring Federation have no confidence in the benefits of their own product that they resort to sensationalist and very negative advertising knocking the competition.  'Sour grapes', I hear you cry!  Well OK maybe I am a little disappointed at this approach but lets face it this isn't the first time this sort of advertising has been used.  Who can forget the 'floating house' (wood floats as well everyone) or the 'matchstick house' adverts over the last 10 years.
Lets face it, a reduction in the amount of combustible material (fuel) on a building site will undoubtedly reduce the risk of a fire taking hold - that's a no brainer.  But lets be realistic boys and girls, the majority of residential building sites in the UK use timber in large quantities (no matter how they are built).  Why?  Apart from being aesthetically pleasing where exposed, it is THE most environmentally friendly and commercially viable building material that we have available, FACT.  Lets not pretend that fire doesn't damage steel or concrete, in fact the timber frame boys would argue strongly that the effects of fire on a steel or concrete building are pretty catastrophic.
The UK Timber Frame industry I know is taking a responsible, professional and practical approach to product development and system methodology to ensure fire risk is reduced and readers should visit www.uktfa.com for further useful information.  Publication is eagerly awaited of UKTFA further guidelines on assessing and mitigating the fire risk when using timberframe construction methods within the next few months.  Many UK manufacturers are already offering cost effective and practical systems which address the fire risk during the construction process - engage with them and find out.

Now don't get me wrong, heaven forbid I might be advocating timber over brick and block or steel frame (wink wink) - they all have their place and one solution does not necessarily fit all - but do not expect many product suppliers or manufacturers to take such a responsible and considered view.  After all they are all embedded in a the most difficult market place that most of us have known and gloves are off in the 'winning new business' stakes.  Beware, sensationalist approaches and 'competition knocking', in my experience, this nearly always hides some fundamental weaknesses - you've been warned!  Oh yes and one final thing - if you want an impartial view of the right approach to a particular building email us or visit our website!! 

But just to redress the balance a little these pics show the effects of fire on buildings built using steel or concrete.

[These views are those held by the author only and are not in any way connected with any of the organisations mentioned in this blog!!]


Concrete Building on Fire

Effects of Fire on Steel Framed Building

Light Steel Frame v Timber Frame?

Having completed 39 light steel frame (LSF) flats over 4 storeys in Peckham, Excel are about to commence another scheme of 44 flats over 4 storeys in Camberwell for the same contractor. Both schemes had been partially constructed in timber frame before suffering well publicised fires last year. There is no doubt that a timber frame solution is well suited for this type of building and, provided adequate site protection is provided, can be as safe as any other method of construction. There is significantly less 'fuel' on a LSF site during construction - a significant factor when assessing fire risk.

There are few, if any, tangible and usable sustainable characteristics that benefit one system over another. Both external wall constructions are typically A+ rated by the BRE Green Guide. Chain of custody certification for timber frame, if properly applied by the supplier, can gain additional points under Mat 2 in the Code for Sustainable Homes. There can also be some benefits in reduced waste on site with the LSF solution.

Timber frame shrinks in service. As well as careful design detailing and control of following trades, the sequence and timing of various applications during the construction process is critical to managing the risk of potential defects occurring from this shrinkage (plus non-elastic deformation and compression of joints between timber). Contractors often plump for joint fillers which do not demonstrate suitable compression characteristics to account for differential movement. This is rarely well managed by architects and contractors (sorry chaps!) and subsequent defects are experienced.

There is no shrinkage in LSF structures - a major benefit to build programme can be delivered because of this and risk of potential remedial defects can be significantly reduced.

Whilst initial prime costs for light steel frame may be higher, the sequence of build allows contractors to value more works earlier in the process delivering a notable cash flow improvement. Arguably, light steel frame can be built over a shorter contract period as brickwork can be installed before cladding dead loads (roof tiles, plasterboard etc) are applied or windows fitted. This will obviously be subject to the contractor arranging following trades appropriately.

What about New Building Regs Part L? Well we await accredited construction details with eager anticipation but my view is live with the default value for thermal bridging or let us calculate and provide the psi/Y values for the SAP assessor.

What is really interesting is how we have been able to discuss a number of potential solutions with our clients without being driven by a manufacturing business that offers one basic solution. There can be a varying number of influences on each project. As previously noted 'one size does not fit all'. 'Horses for courses' and all that..... (anyone got any tips for the Grand National?)

Low Carbon Buildings - One Size Does Not Fit All

I believe there is no MMC/Offsite prefabricated housing specialist in the UK that can offer clients and contractors a subjective view of the most appropriate solution. Excel are developing into such a business as we grow our supply chain capability through 2010. We will shortly be in a position to offer timber frame, structural insulated panel (SIPs) and light steel frame solutions to the market. Most other specialist sub-contractors in the UK are bound by their own manufacturing capability to a narrow choice of options. In addition we hope to be able to provide various extents of factory fabrication using timber frame techniques i.e. open panel (cheap as chips version) to fully finished closed panel (ultimate added value with maximum benefit during the site installation phase). http://www.excelstructures.co.uk/

Structural Insulated Panels

Having completed our first timber frame scheme, Excel have now been appointed specialist providers of a Structural Insulated Panels (SIPs) building in Stagsden, near Bedford. Due to commence in September, this project will demonstrate the versatility of Excel Structures Limited in delivering the most appropriate low carbon, energy efficient buildings to meet the customers requirements. See our website for more details www.excelstructures.co.uk .

New Timber Frame Business - a good time to start?

Excel Structures was established in November 2008 and began trading in February 2009. Having now completed our first project on time without any problems we can say that starting a new business in the current economic climate was the perfect time. Clearly cost is the main procurement driver amongst the client community (hasn't it always been?) but there are a number of solid contractors and end users who are looking for expertise, reliability, product and process quality all wrapped up by a company who can make procurement, delivery and installation simple - Excels 'true single point of contact' policy can ensure this. We now look forward to delivering the three remaining developments on our order books and engaging more clients on new sites. The Code for Sustainable Homes remains high on the agenda for most and with the ability to deliver building fabric and renewable technology solutions under one roof Excel are well positioned to deliver a unique service to our customers.
http://www.excelstructures.co.uk

First Timber Frame Project Completed

I am delighted to announce that we have completed our first project of 10no social housing units in Easton on the Hill, Lincolnshire two days early and have set a challenging quality benchmark for future projects. Thanks to our customer and first class supply chain partners, the Excel Strutures timber frame superstructure was signed off ahead of schedule after minimal snagging. More details and images are available at http://www.excelstructures.co.uk.