Mr. Aidan O'Connor:

If it is as the Deputy describes it, then that apartment block has not been correctly built. Timber frame guidelines indicate that they must be timber frame with a reinforcing strand board or plywood with the plaster board on either side. This is the guideline agreed by the committee set up to investigate and make recommendations about the construction of timber frame housing. A consortium issued a report in 2002 or 2003. Proper construction rests primarily with the timber frame supplier who is responsible for providing to the site timber frame in accordance with those guidelines. In other words, stick timber construction, as it may be referred to in the United States, is not permitted under the timber frame approval system. The Deputy seems to be implying that one could literally put a boot through walls of plaster board between adjoining premises. There would have to be a strand board or plywood timber built into that composite panel, plus plaster board, fire rating and fire stopping material. If, as the Deputy says, the apartment building is in that condition, it seems, from his description, not to be in compliance.

On the other point as to whether concrete can be used, of course this is the case. A planning application may specify masonry or concrete construction but subsequently timber frame construction is used. This is in the case where the contractor has substituted a timber frame. This might notionally be compliant but unless all the component parts are in place - the guidance documents are clear on that - then it is not in compliance. It is the responsibility of the timber frame manufacturer and the skills of the people on site. There are also right-on-site guidelines and a timber frame guidelines book. The information is available. What we have found in the examples to which the Deputy referred earlier is that the construction was not carried out in accordance with the very clear recommendations - in other words, vertical and horizontal fire-stopping within the cavities, the famous example of which is Priory Hall. We found there was fixing of the wall tiles to an ordinary piece of timber rather than to a structural piece of timber. These are issues that arise in those forms of construction and there should be supervision so this does not happen.