The London Fire Brigade (LFB) has shared its concerns over the development plans for a high-rise residential block that will house an underground depot for electric vehicle (EV) buses.
As reported by the community group Save Our Edgware, LFB has raised several fire safety concerns about developer Ballymore’s proposals for the redevelopment of Edgware Town Centre during its consultation process. It will see the demolition of the Broadwalk Shopping Centre and the development of more than 3,800 housing units spread across 25 tower blocks.
Specifically, the Brigade shared “fundamental concerns” about the “structural integrity” of nine residential towers up to 29 storeys and a supermarket that will house an underground bus depot. As reported by BBC News, the existing Transport for London (TfL) bus station will be relocated underneath the multiple high-rises in an underground bus garage that will eventually house 190 EVs.
In a letter to the London Borough of Barnet, LFB said: “While we appreciate some further design detail will follow, the fire strategy suggests that the bus garage will initially be expected to house 190 internal combustion engine buses, but will be expected to later house EV (Electric Vehicle) buses ‘following agreement on the appropriate fire safety measures with the relevant fire authorities’.
“The structural integrity of many of the blocks above the bus garage are intrinsically dependent on the structural integrity of the bus garage below. This is particularly relevant in this proposal as the potential for so many EV buses poses risks that are not fully understood by the industry at this point in time. The general expectations of guidance may therefore be inadequate in protecting the structural elements of the garage in the case of an EV bus fire, and therefore may provide inadequate protection from structural collapse to the blocks of flats above.”
While the developers have stated that EV buses will be phased in at a later date, the Brigade stated that the scheme “should be designed with EV buses in mind from the outset”, or a “planning condition” be added before EV buses can be introduced.
The LFB also questioned how the developers intended to “validate” their proposed approach, adding that a single physical test of an EV bus was not sufficient to gain an understanding of all potential fire behaviour as it would “not capture the significant variability of potential EV fires” and “not assess the potential of multiple EV buses being involved”.
It also raised concerns about the proposed compartmentation of the bus garage, including the use of fire shutters. LFB said these measures did “not provide equivalence to traditional passive fire protection, composed of fire resisting walls and protected openings”. Further consideration was also needed for the “potential for an incident involving an EV emitting a toxic vapour, and the subsequent potential for a vapour cloud explosion if that cloud is confined”.
“Design teams and developers should be planning for the new requirements under the Building Safety Act for in scope buildings once occupied, including the need to provide a safety case review. The design as currently proposed will, in our view, have implications on those responsible for demonstrating the ongoing safety in the building,” the assessment reads.
Anuta Zack from Save Our Edgware said the proposed underground EV bus garage presented “an unimaginable risk of collapse and toxic fire”, adding it was “a ticking time bomb that we refuse to live with”.
“The proposals fail to meet mandatory safety standards, and with no existing Building Regulations to adequately address the risks associated with an underground EV bus garage, it’s clear that the most responsible course of action for Barnet Council is to reject the planning application.”
As reported by Barnet Borough Times, a spokesperson for the development said: “We welcome the London Fire Brigade’s response, as an essential part of the development’s ongoing consultation process.
“As with any outline application, further information including on the detail of the bus garage, will be developed as part of the planning process and we remain in ongoing dialogue with London Fire Brigade.
“The transition to electric vehicles is an important pillar of central government’s plan to reach net zero, and the electrification of London’s bus fleet by 2030 is a key ambition for the Mayor of London and TfL.
“The garage will not be operational until 2030 at the earliest and we remain clear that no electric vehicles will be permitted unless and until the design has been approved by the London Fire Brigade, Barnet Council, the Health and Safety Executive, and Building Control.”
You can view LFB’s letter here.