How the Building Safety Act Is Changing Everything - Varun Soni

In this episode of Urban Forecast, Oli Lowrie and Jon Ackroyd sit down with Varun Soni, Director at The Property Smart Group, to unravel the complexities of the Building Safety Act and the Golden Thread. Varun shares hard-hitting insights into the regulatory shifts shaping how we design, deliver, and manage buildings, especially Higher-Risk Buildings (HRBs).

From Gateway obligations to on-site coordination challenges, Varun breaks down what compliance now really means for architects, contractors, and developers alike. Whether you’re in planning, design, or construction, this episode is a must-listen if you want to stay ahead of the regulatory curve.


Key Takeaways:
The Golden Thread is non-negotiable – You must evidence everything from concept to completion, down to product substitutions on site.

Principal Designers face greater accountability – Even on non-HRBs, regular site presence is expected to ensure compliance.

As-built means as-built – Saying "as intended" is no longer acceptable; verified, accurate records are essential.

Applications face extreme scrutiny – Rejections now cover all Building Regs, not just fire safety, reflecting a more holistic standard.

Expect the HRB net to widen – Commercial spaces and hotels could fall under HRB definitions as height thresholds drop.

Narrative documentation is now critical – Explaining the “how” and “why” of decisions in long-form documents is part of the new norm.

Planning departments are overwhelmed – Delays are sometimes deliberate due to backlog, adding further complexity.

Fee structures must evolve – The scope of design work has expanded, yet fees haven’t always caught up.


Best Moments:

"No, as-built. Not as-intended, not as-constructed - as-built."

"If it’s a HRB, you don’t leave that site."

"We just want to change from A to B - it’s like, whoa, whoa, whoa. That’s a thousand different implications."

"Even a good application can be rejected for reasons you’d never expect - like wind building up between two towers."


VALUABLE RESOURCES

https://www.ackroydlowrie.com 


EPISODES TO CHECK OUT NEXT

Global Challenges, Local Solutions for Architects – with Gary McLuskey

https://www.youtube.com/watch?v=pHJAWHJKrm4

Leading with purpose - Chris Williamson RIBA President Elect

https://www.youtube.com/watch?v=qY2TVr3nCHc


ABOUT THE HOSTS

Jon Ackroyd and Oliver Lowrie, the visionary hosts of Urban Forecast, bring their expertise from leading their innovative practice, Ackroyd Lowrie. Known for pushing the boundaries in urban design, Jon and Oliver use their podcast to delve into the future of cities, sharing insights from their work on projects that emphasise sustainability, community, and transformative architecture. Through Urban Forecast, they engage listeners with discussions on how architecture and design shape urban living, aiming to inspire new ways of thinking about the spaces around us.


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