Case study · FRAEW & EWS1 · Belfast
Evidence-led. Peer reviewed. EWS1 A1 at handover.
A residential developer needed a PAS 9980 appraisal and EWS1 form for Loft Lines Block 9, a new-build block in Belfast, as part of handover. McKay Turner Consulting combined the contractor's construction-phase records with targeted opening-up to reach a definitive Low-risk conclusion.
The building
A new residential block in Belfast
Loft Lines Block 9 is a recently completed residential building of over ten storeys, standing above the 18 m threshold and part of a wider waterfront regeneration scheme in Belfast.
Its elevations are predominantly facing brickwork on a framed backing, with powder-coated aluminium corrugated rainscreen to the upper storeys and parapets, plus metal balconies and projecting window bays.
The brief
Prove the as-built façade, not just the design intent
The client required a FRAEW following PAS 9980:2022 and an EWS1 form at handover, giving future lenders, insurers and the managing agent a clear, independent position from day one.
The specification was fully non-combustible, as Northern Ireland's combustible-materials prohibition requires. The FRAEW had to confirm that the insulation, sheathing and cavity barriers behind the façade were actually present and well installed, with enough rigour that no further investigation would be needed.
How we did it
Four layers of evidence, each checked against the last
We began with the block-specific construction records: wall type and cavity barrier drawings, the façade material schedule, the contractor's photographic quality-assurance checks and the cavity barrier manufacturer's site inspections. These mapped every wall type and showed where barriers should be.
That review set the opening-up plan. On site we exposed the cavity behind both the brickwork and the rainscreen at compartment lines and openings, where a missing barrier would matter most, and used a remote camera to inspect further. The report was then peer reviewed by a chartered fire engineer before issue.
Construction records
Drawings, material schedule, photographic QA and manufacturer inspections cross-referenced.
Targeted opening-up plan
Locations chosen where the records could be tested directly.
Site survey
One-day intrusive survey of both wall systems, with remote camera inspection.
Analysis & peer review
PAS 9980 risk factors scored; review by a chartered fire engineer.
What the evidence showed
Records and reality agreed
The brick-faced cavity wall (around 80% of the façade) and the aluminium rainscreen (around 20%) both use stone mineral wool insulation with non-combustible cavity barriers. Everywhere we opened up, the as-built construction matched the drawings and QA records: insulation continuous, barriers tightly fitted, and no combustible materials in the primary build-up.
The outcome
Low risk. No remediation. EWS1 A1.
The Stage 4 FRAEW concluded that the risk to fire life safety from the external walls is Low, with no remediation required. Non-combustible construction, a robust fire strategy and block-specific construction QA all weighed positively.
The building meets the criteria for EWS1 Option A1. The client received a complete, peer-reviewed evidence package at handover, ready to support lettings, lending and insurance.
A handover FRAEW built on the contractor's records and proven on site.
Work with us
Handing over a new building and need a FRAEW and EWS1 you can rely on?
McKay Turner Consulting carries out PAS 9980 external wall appraisals, EWS1 assessments and façade fire-safety consultancy across the UK and Northern Ireland.