Project Gallery

OJ Fire Protection was engaged to deliver a comprehensive fire protection solution for key areas at Stansted Airport, one of the UK's busiest international airports serving over 28 million passengers annually.

The project involved implementing advanced passive fire protection measures within the domestic baggage reclaim building and associated critical service support areas. Our team worked closely with FADO delivery team to ensure all installations met the stringent safety requirements of the FADO and the airport authorities who oversee the high-occupancy public buildings within the airport envelope to minimise disruption of daily operations.

Key Project Elements:

• Comprehensive firestopping of penetrating services across the new baggage reclaim terminal building
• Installation of intumescent fire protection mastic to building movement joint elements
• Implementation of fire-rated compartmentation systems
• Detailed documentation and certification of all qualifying fire protection measures

The project presented unique challenges due to the operational nature of the airport. Our team worked closely with the airport delivery team coordinating with interfacing trade contractors to complete a phased implementation strategy, to minimise disruption while maintaining the highest standards of safety, installation quality and compliance.

All work was completed under the FIRAS third party accreditation scheme providing Stansted Airport and FADO with fully certified and comprehensive documentation for their fire safety compliance requirements.

OJ Building Services was engaged by Woodhouse Workspace to conduct a condition inspection of the work area at a DHL industrial office facility, following the identification of potential fire protection non-conformances during the early strip-out phase of the refurbishment project.

Our inspection revealed several areas of non-compliance, all of which were carefully documented and reported to the client. Each issue was accompanied by a detailed explanation and clear recommendations for appropriate rectification.

The project demise spans a single floor, where a significant issue was noted within the raised floor cavity barrier system. In multiple sections, cavity barriers were either completely absent or installed at intervals exceeding the maximum 20-metre limit allowed under current regulations, leaving unprotected voids that could enable the uncontrolled spread of smoke and fire.

Additional observations included legacy fire protection that had been dry-fitted and had since loosened. Mastic and ablative coatings were also showing signs of deterioration, with age-related cracking and shrinkage, issues commonly encountered during refurbishment works, particularly in the absence of regular maintenance or an established inspection regime.

The OJ Fire Protection remit was to fully remove all non-compliant raised floor cavity barriers and replace them with new, fully compliant systems, mechanically fixed back to the structural substrate. This ensured that no concealed void exceeded the 20-metre threshold in any direction, in line with current fire safety regulations.

All instructed remediation works were carried out in accordance with the FIRAS accreditation scheme and was fully documented and certified upon completion.

As part of the client's due diligence process, OJ Fire Protection Services was commissioned to carry out a detailed condition inspection of passive fire stopping across all landlord areas of this 12-storey, multi-core commercial office building in central London.

The base build fire protection system, originally installed over 20 years ago, showed signs of natural ageing, including wear, shrinkage, and cracking. With numerous service installations and removals carried out over time by various contractors, the client sought assurance that the building's fire strategy and compartmentation remained intact.

Scope of Forensic Condition Survey:

• Comprehensive inspection of specific designated landlord areas, with photographic documentation and detailed reporting of existing passive fire stopping conditions.
• Targeted repairs to single and grouped service penetrations.
• Remediation of compromised compartmentation resulting from new tenant service installations.
• Rectification of breaches caused by removal of redundant services.
• Repairs and upgrades to aged or non-compliant base build firestopping to ensure alignment with current building regulations.

Our survey provided the client with a clear understanding of the current state of passive fire protection throughout the building and a roadmap for achieving compliance and long-term integrity of fire-resisting compartments.

The OJBS team are tasked with the passive fire protection & fire stopping to 118 private, housing association & affordable housing apartments across 6 levels of this new structurally built LGS metal frame building.

The revolutionary preformed structural Lightweight Steel Panel System is manufactured off site, in the UK, and transferred to the project via articulated vehicle where the panels can be craned directly into finished position.

The OJBS remit was to work to the design teams detail and protect the LGS steel frame where services penetrated the fire rated wall and ceiling boards and the cavities against the transfer of heat and spread of smoke & fire between adjacent apartments and apartment to the common areas.

All individual services were protected as per the manufacturers recommended guidance on installation with a combination of intumescent fire rated graphite mastic's, intumescent pipe wraps, collars, ablative batts, fire rated mastic and structural fire compounds all to achieve the required 90 minute fire rating.

Due to changes in project direction and wider contractual developments, the programme has been extended and the project remains ongoing.

OJ Building Services was contracted by Woodhouse Workspace to implement comprehensive fire protection measures at EasyJet's 'Hangar 89' the company's UK Head Quarters at Luton Airport.

This specialised project required careful consideration of the unique fire risks associated with aircraft maintenance operations.

Our team were directed to remove and repair existing damaged ceiling void cavity barriers and install raised access barriers where previously there were none installed. These measures are required, when installed to the correct floor plate locations, to ensure compliance for concealed cavities which states that no unseen void or space shall exceed 20m in any direction.

The clients fire engineer was heavily involved and based at the project regularly each week so where special concessions were requested by the client these were instructed accordingly. Fire stopping to fire rated ceilings and penetrating services along with the acoustic baffles installed to continue vertically within the ceiling void from the top of partition, just above the suspended ceiling, were installed by others. The installation was completed while the facility remained operational, requiring careful planning and coordination with safe routes and the airlines staffing schedules.

Key Project Elements:

• Installation and repair of fire-rated ceiling void barriers at client direction.
• Comprehensive firestopping specific linear gap voids.
• Application of intumescent coatings to structural steel elements
• Installation of Siderise RF cavity floor barrier to concealed floor space to drawings supplied.
• Detailed documentation and certification of qualifying installations

OJ Building Services partnered with Woodhouse Workspace to deliver a comprehensive passive fire protection package for EasyJet's corporate offices at 800 Capability Green, Luton, as part of a broader refurbishment project aimed at improving both safety and workspace functionality.

Throughout the two-storey office, our team implemented a series of fire protection upgrades designed to meet current building regulations while supporting the modern, open-plan design of the refurbished space.

Outdated, dry-fitted fire batts that no longer met compliance standards were carefully removed and replaced with ablative batt systems, installed to manufacturer-tested guidance, with all cuts and exposed edges properly sealed. In instances where base-build service spacing prevented defined installations, gaps were sealed using tested, fire-rated smoke seal products.

Damaged or aged cavity barriers were removed and replaced with new systems in full compliance with tested details, ensuring that no concealed space exceeded the regulatory 20-metre limit in any direction. Raised access floor cavity barriers, which showed significant age-related deterioration, were replaced with 30/15 systems meeting the latest standards.

To maintain compartmentation integrity, intumescent putty pads were installed in socket boxes located within fire-rated kitchen partitions, ensuring separation between kitchen areas and open office spaces in the event of a fire.

Key Project Elements:

• Installation of compliant fire-rated partitions and barriers
• Firestopping of all service penetrations across floors and compartments
• Replacement and sealing of concealed cavity barriers to regulatory standards
• Integration of fire protection with new MEP installations
• Application of intumescent putty pads to socket boxes within fire-rated walls
• Full documentation and certification of all compliant installations

The project was delivered on schedule and in line with FIRAS standards, providing EasyJet with a safe, compliant, and modern corporate environment that balances contemporary design with rigorous fire safety.

As the strip-out of legacy services and installation of new systems neared completion, OJ Fire Protection was instructed to inspect and remediate all service penetrations within the Woodhouse Workspace demise. This included areas where firestopping had been removed, damaged, or where the original base-build installations were identified as insufficient in maintaining compartmentation integrity.

Where service layouts allowed, all firestopping installations were carried out in full accordance with the manufacturer's tested details, using certified fire-rated materials.

However, in some instances—particularly where service spacing within apertures exceeded the limits defined by current test data and repositioning was not feasible—penetrations were reinstated using ablative batt and mastic. These installations, while functionally robust, could not be certified as fully compliant due to the proximity of services exceeding the tested parameters. As such, they were recorded and issued as "undefined smoke seals." The client accepted this as the most practical solution given the constraints of the legacy infrastructure.

A certificate of compliance was issued for all qualifying seals, with clearly annotated exceptions for undefined seals. This is a standard practice in older buildings, where original service routes and firestopping were installed under less stringent regulations. In many cases, achieving full modern compliance would require the removal or relocation of fixed building services, which is often impractical or impossible, particularly for long-established or essential systems.

Despite these limitations, reinstating firestopping with tested materials—even where configurations fall outside current certified test data—remains the best practice. These installations significantly reduce the risk of uncontrolled smoke and heat transfer, helping to preserve compartmentation and limit fire spread.

The classification of an installation as "undefined" does not reflect poor workmanship or non-compliance, but rather the absence of a specific test covering the exact configuration—such as closely spaced services. Without this test, the manufacturer cannot formally guarantee the seal's full fire resistance duration, even if the installation is otherwise consistent with compliant practice.

OJ Fire Protection is engaged to deliver a multi-phase passive fire protection package at Jubilee Court, a new residential development in Redhill comprising two individual blocks over three storeys.

The Phase 1 first fix work focuses on backing up and supporting the fire-rated wall linings, specifically to prevent heat transfer from a potential fire from compromising the structural integrity of the perimeter and party walls, which are formed using pre-engineered Light Gauge Steel (LGS) frames. These LGS panels are factory-fabricated off-site and craned into position directly from the manufacturer's delivery vehicles, significantly reducing both build time and overall project cost.

In addition to protecting the LGS structure, this phase also addresses cavity fire protection to prevent the spread of fire and smoke between apartments and across floor levels within each block.

Phase 2 will involve firestopping of the pre-formed, letterbox-style multi-service apertures. Surface fitted pattress protection to individual power cables serving switches and sockets and protection of vertical plastic soil and waste pipes, where the installed work is to be carried out in accordance with Technical Assessments issued by the product manufacturers, and signed off by the project fire engineer

At all times the fire protection is installed in accordance with the manufacturer's tested data and published guidance, the architect's design drawings and fire strategy and to current building regulations and industry best practice. The purpose is to ensure full compliance while maintaining the integrity of compartmentation between apartments, and between apartments and common areas.

This is an ongoing project, with future phased works including continued firestopping of individual service cables for sockets and switches, and firestopping of multi-service penetrations carrying key building infrastructure (e.g. ducts, pipes, cables) from service risers into the apartments.

OJ Fire Protection Services was originally engaged to carry out a condition inspection of the concealed voids above the large suspended ceiling areas and below the raised access floors within the open-plan office spaces.

The inspection identified several critical issues:

• Ceiling Void Cavity Barriers: Existing cavity barriers above the suspended ceilings in the main open office area were found to be damaged beyond repair and required full replacement.
• Raised Access Floor Cavity Barriers: Numerous barriers were either missing entirely or installed at distances exceeding the 20-metre maximum permitted by fire safety regulations.
• High-Level Service Penetrations: Several services passing through fire-rated partitions at high level around escape cores were incorrectly installed or damaged during subsequent service installations and require remedial work.
• Redundant Openings: Unsealed or poorly protected voids were identified in fire-rated partitions surrounding escape stair lobbies, requiring the installation of new pattress fire boards to reinstate compartment integrity.
• Low-Level Fire Stopping: Missing or damaged firestopping was also noted around cables and pipework penetrating compartment walls within the raised access floor voids.

This inspection was conducted during an ongoing fit-out and refurbishment programme. However, due to project timing constraints, rectification works could not begin prior to the handover of the completed phase.

Remedial Action Plan

Following a client request to revisit the site, OJ Fire Protection has developed a phased, out-of-hours rectification strategy designed to address all reported issues with minimal disruption to building occupants.

Key aspects of our approach include:

• Zoned Working: Works will be undertaken in clearly defined zones, one area at a time, with dust-tight protective screening installed. Custom screening will be securely fixed between the raised floor tiles and the underside of the ceiling grid to safely isolate the work zone from operational areas.
• Out-of-Hours Execution: All remedial work will be carried out outside of regular business hours, specifically on Friday evenings, Saturdays, and Sundays—when staffing levels are low or the office is unoccupied.
  • Each Friday, our team will carefully set up the work zones.
  • By Sunday close of business, all work areas will be fully reinstated, cleared, and cleaned.
  • A professional office cleaning team, contracted under our remit, will ensure all areas are left clean, tidy, and ready for the client's staff to return on Monday morning.
• Ceiling Barrier Replacement: Damaged cavity barriers above the suspended ceiling will be removed and replaced with manufacturer-tested, compliant systems.
• Floor Void Access: Carpet tiles and raised floor panels will be lifted to allow access to low-level service penetrations. Missing or compromised firestopping will be reinstated in full compliance with current standards.
• Staged High-Level Works: Once floor-level work is complete and areas reinstated, ceiling tiles above fire-rated walls will be removed to carry out high-level firestopping. These works will restore the required 60-minute fire resistance rating to affected partitions.

This approach ensures that all required remedial work is completed to the highest standards without disrupting day-to-day operations, while respecting the client's phased programme and operational continuity.

OJ Building Services was commissioned to provide comprehensive passive fire protection solutions for the Hylo development, a landmark mixed-use high-rise building in London managed by CIT. This prestigious project required the highest standards of fire safety to protect both commercial and residential occupants.

Our team implemented a range of passive fire protection measures throughout the building, from basement to rooftop, ensuring robust compartmentation between different usage areas and effective protection of escape routes and critical infrastructure.

Key Project Elements:

• Installation of fire-rated compartmentation between residential and commercial areas
• Comprehensive firestopping of service penetrations throughout the building
• Application of intumescent coatings to structural elements
• Protection of vertical service risers and horizontal distribution routes
• Implementation of specialized fire protection for building services
• Detailed documentation and certification of all installations

The project presented unique challenges due to the mixed-use nature of the building and its distinctive architectural features. Our team worked closely with the design team and other contractors to develop bespoke solutions that maintained both the aesthetic vision and the required fire performance.

All installations were completed to the highest standards and fully certified, contributing to the overall safety strategy of this landmark development.

Following a service leak at a tenant restaurant in a building regularly maintained by OJ Fire Protection, we were engaged by the client to remove and replace all water-damaged fire-rated plasterboard and associated firestopping.

During the strip-out, it became clear that not only the ceiling boards but also all wall and ceiling insulation had been extensively soaked. Our team removed all affected materials down to the base structure and initiated a full restoration process. This included:

• Installation of new fire-rated ceiling boards and wall linings
• Replacement of ceiling and wall insulation
• Full reinstatement of firestopping to all service penetrations

To support the reinstatement, we coordinated with a specialist electrical contractor to replace damaged light fittings and brought in a professional decorator to restore finishes in line with the client's specifications.

On this occasion, OJ Fire Protection was able to act as a single point of contact, managing and overseeing the entire scope of work—from strip-out to final handover. This turnkey approach provided the client with a streamlined solution, with consistent supervision and coordination throughout the duration of the project.

OJBS fitted ablative batt & mastic to provide effective acoustic & smoke seals to laboratory spaces, staff offices & consultation rooms at an animal welfare medical facility in North London.

A single layer of the ablative coated batt can provide up to 37dB while a double layer of the same batt could offer up to 52dB subject to installation conditions.

OJ Fire Protection was employed to carry out a comprehensive condition inspection and remediation of fire protection systems at 155 Bishopsgate, a landmark commercial office building in London's financial district, managed by Broadgate Estates.

The scope included:

• Inspection of structural steel encasements in the basement plant rooms, underground car park, and lift cores.
• Survey of existing fire compartmentation across landlord risers, basement areas, and rooftop plant rooms.

Working closely with the building management team, our inspection identified numerous legacy and installation-related non-conformities, many resulting from previous refurbishments and maintenance activities. Key issues addressed included:

• Replacement of outdated or discontinued ductwork fire boards with compliant modern alternatives.
• Removal of aged or damaged mineral fibre board to reinstate noggins and welded pins.
• Rectification of compromised firestopping where new services had breached compartment lines.
• Systematic remediation of missing or damaged fire seals in risers and plant rooms.

All remediation work was carefully planned to align with tenant phasing, operational requirements, and budget constraints over an 18-month period. The final phase involved validating the condition of existing systems, followed by the installation of enhanced passive fire protection measures to ensure full compliance with current regulations.

We collaborated closely with the property management team throughout to minimise disruption to tenants and deliver all works to FIRAS-certified standards.

Key Project Deliverables:

• Comprehensive inspection of fire compartmentation and structural steel encasements
• Targeted remediation of damaged or non-compliant elements
• Installation of modern firestopping systems for service penetrations
• Full documentation and certification of all fire protection works

OJ Building Services was contracted by Clarkes Refurbishment to undertake specific fire stopping repairs to newly installed air conditioning power cables and pipework at the Prince Regent Hotel. As the hotel remained fully operational throughout the works, we adopted a highly sensitive approach: no work commenced before 10:00 AM, ensuring guests wishing to sleep in were not disturbed.

OJ supervision worked closely with the hotel management team to determine daily guest check-outs, allowing our operatives to flexibly programme the work in unoccupied areas. All works were located within restricted and heavily serviced suspended ceiling zones in the hotel corridors, with careful localised protection and measures in place to maintain uninterrupted guest access.

Although our remit was limited to protecting the newly formed service openings created for the air conditioning installation, our team took a responsible and proactive approach by also repairing several existing apertures where clear non-compliance was observed. These additional fire stopping measures were carried out without expectation of further reimbursement and, while they were not included in the final documentation or certified scope, they reflect our commitment to delivering safe and thorough fire protection in all areas accessed.

The works were completed to a high standard, with careful coordination to minimise disruption to hotel operations while enhancing the fire safety of the refurbished systems.