FDS Contracting recently completed a comprehensive smoke ventilation installation at the Tayfen Court A & B in Bury St Edmunds, Suffolk.
This residential development, undertaken by Weston Homes on a former Tayfen Court site, comprises two multi-storey apartment blocks (ground plus four floors) requiring robust fire safety measures. Ensuring the buildings met stringent building regulations for smoke control was a critical priority for the client.
Having successfully collaborated with Weston Homes on numerous projects over the past decade, FDS Contracting was entrusted to design, supply, install, and commission a fully compliant natural smoke venting system for the new apartments.
The result is a state-of-the-art smoke ventilation solution that safeguards residents by keeping escape routes clear of smoke in the event of a fire. FDS Maintenance was also utilised for the ongoing maintenance of the smoke ventilation system following the buildings completion.
Smoke Ventilation Solution
FDS Contracting provided a natural smoke ventilation system tailored to the needs of Blocks A and B. The solution leverages vertical smoke shafts (sometimes called smoke risers) and automatic opening vents to allow hot smoke to naturally rise and exhaust from the building, using the thermal buoyancy (stack effect) of fire smoke. The installed smoke venting system included:
- Vertical smoke shafts (1.5 m² cross-sectional area) built into each block, with louvered smoke dampers (providing ~1 m² free vent area) and grilles at every level. In an emergency, the damper on the fire-affected floor opens automatically to admit smoke into the smoke shaft. Each shaft terminates 2.5 meters above the top storey to disperse smoke safely above roof level.
- Automatic Opening Vent (AOV) casement windows at the head of each stair core. These 140-degree opening ventilators at the top of the stairwells open upon alarm, allowing smoke and heat to escape into the atmosphere and providing fresh air entry, thereby protecting the staircase as a safe means of escape.
- A dedicated BS5839 Part 1 L5 fire detection system in the communal corridors of each floor. This smoke detection system is designed to automatically trigger the smoke venting system when smoke is detected in a corridor, opening the relevant smoke shaft damper and the stair AOV. By quickly venting smoke, this limits smoke spread and maintains tenable conditions for occupants during evacuation.
- Ancillary area fire detection coverage (to BS5839 L5 standard) for the ground-floor areas such as lobbies or storage rooms. Any fire in these ancillary spaces will also initiate the smoke control sequence to protect residents and property.
- Sprinkler system monitoring integration – the FDS FireSmart control panel monitors a flow switch on each floor’s sprinkler system. If a sprinkler activates (indicating a developing fire), the smoke ventilation system will respond accordingly. This integration provides an added layer of safety, ensuring that even if smoke detectors are slow to react (e.g. in a shielded fire), the sprinkler activation will still trigger smoke shaft opening to vent smoke and heat.
In the event of a fire, the coordinated response of this system is immediate and automatic.
Upon smoke detection or sprinkler flow activation, the control system opens the smoke dampers on the fire floor and the AOV at the top of the corresponding stair core, while keeping other floors’ dampers closed. This creates a clear path for hot smoke to rise rapidly through the vertical smoke shaft and exhaust above the roof.
This natural smoke venting approach is a passive, fail-safe means of smoke control that relies on buoyancy and the stack effect – as smoke warms and rises, it is drawn into the shaft and out of the building, much like a chimney effect. By venting smoke in a controlled way, the system keeps communal escape corridors and stairs free of smoke for much longer, providing vital tenable conditions for residents to evacuate safely and for firefighters to access the floors.
Importantly, the natural smoke ventilation system has no complex mechanical parts (fans are not needed for the residential areas), which enhances reliability and reduces ongoing maintenance needs, while still achieving the life safety objectives.
Regulatory Compliance & Certification
From the outset, FDS Contracting’s design focused on full regulatory compliance and best practice in fire safety.
The smoke ventilation systems for Tayfen Court A & B were developed in strict accordance with all relevant British Standards and industry guidelines.
This includes BS 9991:2015 (Fire safety design for residential buildings) and BS 9999:2017 (Fire safety code of practice for building design) which provide guidance on smoke control in multi-storey buildings.
The system components and performance also comply with the BS EN 12101 series of standards for smoke and heat control systems (covering smoke vents, smoke dampers, control panels, etc.), among other applicable standards.
In fact, the design documentation explicitly notes adherence to BS 9991, BS 9999, multiple parts of BS EN 12101, BS 5839 Part 1 (for detection systems), and even the Smoke Control Association’s guidance on smoke control for common escape routes. By following these standards and the official Approved Document B guidance for fire safety, FDS ensured the installed solution meets the requirements of the Building Regulations and would satisfy Building Control and fire officer approvals.
The result is a fully code-compliant smoke ventilation system that not only meets legal requirements but also aligns with industry best practices for life safety.
Crucially, FDS Contracting brings third-party assured quality to every project. FDS is proud to be SCA IFC SDI 19 certified – a prestigious certification from the Smoke Control Association (in partnership with IFC Certification) that was developed to ensure competency in smoke control system design, installation, and maintenance.
Achieving SDI 19 status means FDS underwent rigorous auditing and had to demonstrate its expertise in delivering smoke ventilation systems that are compliant with all relevant standards (including Approved Document B and BS 7346 parts 4, 5, 7, 8).
This certification scheme was introduced to raise the bar across the industry, and it is now mandatory for all reputable smoke ventilation contractors.
FDS Contracting’s SCA SDI 19 certification signifies that the company consistently upholds the highest industry standards of quality, safety and competency.
FDS Expertise & Certification
Our team’s proficiency was key to project success. FDS Contracting has completed over 10,000 smoke ventilation projects, making us a leading specialist in the field.
We provide a complete turnkey solution, from initial smoke control engineering through to handover. Importantly, our SCA IFC SDI-19 accreditation means clients can trust our competency in smoke control. This certification (mandated by the Smoke Control Association) ensures we follow best practices at every stage.
In practice, this meant conducting rigorous design checks, adhering to Approved Document B and BS 7346 standards, and providing thorough documentation of performance.
Throughout the Northminster project, we maintained clear communication with the fire engineer and building control, streamlining approvals for Planning Gateway 2 and beyond.
Outcome and Benefits
The smoke ventilation installation at Tayfen Court A & B was completed successfully, resulting in a safer, regulation-compliant environment for all building occupants.
Overall, the Tayfen Court A & B smoke ventilation project stands as an example of FDS Contracting’s ability to deliver bespoke smoke venting solutions for modern residential developments. The combination of technical expertise, adherence to standards, and close cooperation with the client’s team ensured a successful outcome.
The apartment blocks are now equipped with a high-performance smoke control system that will help save lives in an emergency and preserve the integrity of the building.
Information provided with kind permission of Weston Homes.
Contact FDS Contracting for Smoke Ventilation Expertise
FDS Contracting’s performance on this project highlights why they are a trusted leader in the smoke ventilation industry. Developers and contractors across the UK can rely on FDS for end-to-end expertise in smoke venting system design, installation, commissioning, and maintenance.
The company’s track record of delivering compliant, efficient solutions – backed by certifications like SCA SDI 19 – makes them an ideal partner for any construction project that demands the highest level of fire safety.
Get in touch with us today to ensure your project is compliant.
