TT Talk - Avoiding unexpected outcomes when refurbishing buildings and infrastructure

Recent incidents resulting from refurbishment and maintenance works highlight some pitfalls that operators of port, terminal and logistics facilities need to consider when planning and managing such activities.

Two recent safety updates from the UK branch of Collaborative Reporting for Safer Structures (CROSS-UK) revealed that automatic sprinkler systems and smoke vents had been rendered inoperable during building works. The lack of such critical fire-safety systems could be disastrous in the event of a terminal building or warehouse fire.

The incidents highlight the importance of properly managing what is often an ongoing programme of refurbishment and maintenance at transport and logistics facilities. Effective collaboration and communication with all stakeholders is essential to avoid accidentally compromising safety.

Inoperable smoke vents

Automatic opening vents (AOVs) are part of a building’s fire-safety smoke-control system. They open automatically when triggered and are designed to vent smoke, typically in stairwells to aid escape from fires.

A safety alert issued by CROSS in November 2024 says the organisation had received several reports of AOVs being rendered inoperable following refurbishment works, with reference to two detailed cases.

Deactivated sprinkler system

Sprinkler systems are one of the most common types of systems found in buildings to protect people from fire and to control the spread of fire.

A November 2024 safety report issued by CROSS highlighted a failure to manage fire risk during construction while a building was still in use. The sprinkler system had been turned off, resulting in a significant escalation of a later fire and a risky delay in evacuating the building.

Management of refurbishment works

In the transport and logistics industry, much of the infrastructure is subject to a high degree of wear and tear from the types of cargo handled, the equipment used and the harsh environment in which they often operate. As such a continuous programme of refurbishment and maintenance is often necessary.

Furthermore, the facility must usually be kept operational while undertaking such works to meet contractual obligations to cargo owners and shippers.

It is therefore crucial to the safety of site staff, visitors and contractors that a collaborative approach is adopted when planning and executing the works. A similar collaborative, multi-stakeholder approach should also be adopted when the works are being completed. This is to ensure that any changes to the facility or its operations have been fully assessed and understood, and that all controls and safety systems have been checked.