Asset Identifier PHAU01962201 Address CASBY HOUSE, 1 …Asset Identifier PHAU01962201 Address CASBY...

Produced using Innovation Apex Health and Safety

Asset Identifier PHAU01962201Address CASBY HOUSE, 1-83,MARINE

STREET,TWO TOWERS(TMO),BERMONDSEY

Post Code SE16 4SX

Code FRA-PBVersion 8Description FRA-PURPOSE BUILT BLOCKS

Assessment Date 04/04/2018Assessment Version CurrentAssessor Name Herpal Chahal

1 CONTENTS

CASBY HOUSE, 1-83,MARINE STREET,TWO TOWERS (TMO),BERMONDSEY /31

1.1.............................................................................................................................................

Contents

1.1.1 Contents -

1.1.2 Introduction -

1.1.3 Summary -

1.1.4 General Building Information -

1.1.5 Maintenance Schedules -

1.1.6 Fire Hazards and their Elimination and Control -

1.1.7 Fire Protection Measures -

1.1.8 Management of Fire Safety -

2 INTRODUCTION


2.1.............................................................................................................................................

Introduction

2.1.1 Introduction -

This Fire Risk Assessment (FRA) has been carried out by a competent Fire Risk Assessor onbehalf of the Responsible Person (Southwark Council) in accordance with Article 9 of therequirements of the Regulatory Reform (Fire Safety) Order 2005 (FSO). This report is anassessment of the risk to life from fire and does not address the risk to property or businesscontinuity from fire.

In compliance with the scope of the FSO this FRA is limited to the common areas of thepremises. The site survey undertaken to produce the assessment is limited to a TYPE 1 (non-destructive) survey of common areas only, in accordance with the Responsible Person`sinstructions.

However, where it is deemed relevant, a sample dwelling(s) will be inspected to determine itsrelationship and dependence on the common areas to understand the nature of fire separationbetween dwellings and common areas.

Further investigation may be required by qualified and competent individuals to ascertain theappropriate fitment and fire protection of encased shafts, ducts, risers or voids where asampled non-destructive flat survey cannot confirm this.

In accordance with the limitations of the FSO risk assessment; this report does not include anassessment of external flame spread unless it is identified as impacting on the fire safety ofcommon areas. However, the report may make reference to such issue and/or recommendfurther investigation and assessment if it has been identified as being relevant to the overallfire safety of the premises.

Where appropriate, the FRA will make recommendations to ensure compliance with relevantfire safety legislation. However, it should be understood that this assessment does not replacethe Council's other obligations to carry out fire safety assessments such as those required bythe Health and Housing Safety Rating System (HHSRS) assessment to dwellings undersection 9 of the Housing Act 2004.

This FRA represents the best judgement of the Assessor involved in its preparation, and isbased, in part, on information provided by others.

It is understood by the Assessor that the responsible person has a policy of endeavouring toreduce or maintain the fire safety risk on all it's housing stock to a 'Tolerable' or lower risk level.The FRA includes an Action Plan that sets out measures to enable the Responsible Person toachieve this benchmark risk mitigation level, satisfy the requirements of the FSO and to protectRelevant Persons (as defined in Article 2 of the FSO), from the risks of fire.

3 SUMMARY


3.1.............................................................................................................................................

Summary

3.1.1 Risk Rating TOLERABLE

Trivial: These risks are considered acceptable. No further action is necessary other than toensure that the controls are maintained.

Tolerable: No additional actions are required unless they can be implemented at very low cost(in terms of time, money and effort). Actions to further reduce these risks are assigned lowpriority. Arrangements should be made to ensure that the controls are maintained andmonitored

Low Moderate: Consideration should be given as to lowering the risk where applicable, to atolerable level, and preferably to a trivial level, but the costs of additional risk reductionmeasures should be taken into account unless these are managerial issues. The risk reductionmeasures should be implemented within a defined time period. Arrangements should be madeto ensure that the controls are maintained and monitored.

High Moderate: Considerable efforts should be made to reduce the risk to a tolerable level, andpreferably to a trivial level, but the costs of additional risk reduction measures may be takeninto account unless these are managerial issues.The risk reduction measures should be implemented within a defined time period.Arrangements should be made to ensure that the controls are maintained and monitored.

Substantial: Substantial efforts should be made to reduce the risk. Risk reduction measuresshould be implemented urgently within a defined time period. Consideration should be given tosuspending or restricting the use, or to apply interim control measures, until this has beencompleted. Controls should be maintained and monitored. Consideration should be given toconsulting with the Enforcing Authority.

Intolerable: These risks are unacceptable. Substantial improvements in risk controls arenecessary, so that the risk is reduced to a tolerable or trivial level. The activity should be halteduntil risk controls are implemented. If it is not possible to reduce risk the activity should remainprohibited. Enforcing Authority must be consulted.

3.1.2 Next Physical Assessment Due 2019

3.1.3 FRA Type PB

3.1.4 Storeys Ground and Above 22

3.1.5 Storeys Below Ground 1

3.1.6 Units 83

3.1.7 Status COMPLETE

3 SUMMARY


3.1.8 Building Dimensions. Length, width and height. Approx; 15m x 15m x 66m

3.1.9 List any tasks that once completed can reduce the risk ratingof this assessment.

3.1.10 Does this assessment require a review? Yes No N/A

4 GENERAL BUILDING INFORMATION


4.1.............................................................................................................................................

General Building Information

4.1.1 Building information

The building is a high rise general needs housing block that previously fell within the section 20category now repealed.

The construction is of a traditional period tower block with brick/masonry infill panels on aconcrete frame and internal masonry walls. The external envelope contains UPVC windowsand doors and concrete balconies with framed and glazed balustrades. There is one bin roomat ground level served by rubbish chutes on open balconies from all levels.

There is a single ventilation shaft from the ground floor lobby running vertically throughout thebuilding serving all floors and exiting to open air on the roof.

Access to the building is via two secure main entrances (front and rear) on the ground floor.Egress is via the main entrances and a separate secondary exit directly from the protectedstair.

The building is provided with a single protected staircase and two passenger lifts which serviceall floors except the top.The building forms a stand alone block of flats over 22 floors containing 83 single storey flats, 1flat ground floor entrance lobby, 4 flats per floor 1st to the 20th floor and two flats on the 21st.The stair is enclosed with all flats front entry doors opening onto the protected lobby withaccess to two lifts and through two lobby doors to the protected stair. Each floor has a binchute and electrical intake located on an open balcony. There is a dry riser with an inlet on theground floor next to the main entrance and outlets on odd numbered floors starting on the 5thfloor.

The ground floor has 1 flat, There is access doors to a plant room, two lifts, electrical intake,access to the basement cleaners store.

Ventilation for the ground floor lobby is provided by permanent open vents above the front andrear doors, all upper floor lobbies have a permanently open ventilation shaft open to air on theroof and a ceiling duct running above the lobby door out to open air on the open balcony.The protected stair has an open vent at the top.

There is a choice of exits at ground floor level, out via the ground floor main entrances orthrough an alternative exit into the street. Entry to the building is through a communal doorfitted with an electronic key/fob entry system and fire service override switch. There are liftmotor rooms and decommissioned plant rooms on the roof and what appears to be mediequipment - wifi.

The building is served by natural gas and electric power. The flat roof has protected railing andsome associted services, lift motor room etc.

The building contains sleeping occupants in protected dwellings. It is not untypical of a socialhousing block or young persons of various ages, physical & mental health abilities andbehavioral styles to be in the premises by way of lawful and unlawful tenancies or visit. It is notpractical to identify all such persons on the premises. It is expected that lone workers areinformed of risks and have appropriate fire instruction & training.

It has not been identified to the assessor of any specific individual person especially at riskfrom fire.

Surveyor notes that the building is managed by Two Towers (TMO) as such they would alsohave management responsibility of the property, where the FRA mentions Southwork Councilthese items may also be the remit of the TMO.

4 GENERAL BUILDING INFORMATION


Images

(HSA)PHAU01962201-FRA-SITE-3-1-1-4-1-0-123.jpg

4.1.2 Any further building comments?

The London Borough of Southwark are the owner of the building. However, the TMO TwoTowers are in charge of the block on a day to day basis and would have fire safetyresponsibilities. This imposes a division of responsibilities in respect of fire safety for the site.Given this division of responsibilities it is necessary for all parties to exchange informationrelating to the safety on site including risk assessments ( requirement for Co-operation and co-ordination article 22: RR(FS)O-2005).

5 MAINTENANCE SCHEDULES


5.1.............................................................................................................................................

Maintenance Schedules

5.1.1 Maintenance Schedules

All equipment relating to fire fighting and fire protection in the building are subject to scheduledmaintenance which is recorded and stored off site. This maintenance will be in line with therequirements and test methods as given in the relevant British standard. Where no such recordexists or where maintenance has not been undertaken (or carried out appropriately), thesurveyor will make comments in the relevant section. This survey will be updated in the nearfuture to provide the last test dates for all active fire safety measures installed in this building.

-

6 FIRE HAZARDS AND THEIR ELIMINATION ANDCONTROL


6.1.............................................................................................................................................

Electrical Sources of Ignition

6.1.1 Are there reasonable measures taken to prevent fires ofelectrical origin?

Yes No N/A

6.1.2 Are fixed installations periodically tested and inspected? Yes No N/A

6.1.3 Is the fuseboard/mains intake suitably fire resistant? Yes No N/A

A electrical wire goes from the electrical riser 6th floor to Bowley House roof this is danglingacross the 2 buildings, directly over the fire hydrant between the 2 blocks. Fix the wire, there isalready an anchored tension wire it would be ideal to fix this two together with METAL fixings.( Note; Apex Works Order: APEX-HSI-1003945, Spokemead order WO 7781771/1, fix is notgood enough )

6.1.4 Comments

No portable appliances were observed in communal areas which would be subject to PATtesting.

Southwark Council/TMO carries out cyclical inspection and testing of the landlords electricalsupply system. Records of all testing inspection and maintenance are held on thecouncil’s/TMO database.

6.2.............................................................................................................................................

Gas

6.2.1 Is there gas supplied in the area of inspection? Yes No N/A

6.2.2 Is gas equipment protected/located so as to preventaccidental damage?

Yes No N/A

6.2.3 Are gas installations and appliances free from any obviousdefects?

Yes No N/A

6.2.4 Comments

No observations were made on this inspection of any gas installations which may be prone toaccidental damage or have any defects.

A natural Gas supply may be fed to individual dwellings for cooking purposes. The installationis subject to the councils maintenance, inspection and testing in accordance with statutorycompliance. Records of inspection, testing and maintenance are held on the Council'sdatabase. Any leasehold flats contained within the building are subject to the leaseholders ownarrangements for gas installation testing and maintenance. The council does not hold record ofleaseholder's gas safety arrangements.

6.3.............................................................................................................................................

Smoking

6.3.1 Is there evidence of smoking in areas where this has beenprohibited?

Yes No N/A

6.3.2 Comments



No evidence of smoking in the internal common areas was observed at the time of inspection.Smoking in the communal areas is not permitted, however it is understood that residents maysmoke within their own dwellings. No Smoking signs have been installed.

6.4.............................................................................................................................................

Arson

6.4.1 Does basic security against arson from outsiders appear to bereasonable?

Yes No N/A

6.4.2 Is there an unnecessary fire load within the building or in closeproximity of the premises which is available to ignition fromoutsiders?

Yes No N/A

6.4.3 Is there any shrubbery that needs pruning or removing toprevent fire spread if ignited?

Yes No N/A

6.4.4 Comments

The building has secured access control with key fob and intercom system with a drop keyoverride to the front of the building, which prevents unauthorised persons from entering thebuilding. At the time of the assessment there were no signs or evidence of arson or anti-socialbehaviour within the area.

6.5.............................................................................................................................................

Portable Heaters and Heating Installations

6.5.1 Does the area of inspection have any portable heaters orheating installations?

Yes No N/A

No heating installation provided within the common areas.

6.6.............................................................................................................................................

Lightning

6.6.1 Does the premises have a lightning protection system? Yes No N/A

6.6.2 Comments

The lightning conductor system is inspected and tested annually in accordance with BS EN62305. All records of such inspecting and testing are held centrally at Southwark Council`soffices.

Images




6.7.............................................................................................................................................

Housekeeping

6.7.1 Is the standard of housekeeping adequate? Yes No N/A

6.7.2 Are combustible materials separated from any sources ofignition?

Yes No N/A

6.7.3 Comments

The property undergoes regular cleaning in communal areas. No storage or combustibleswhich would either obstruct or impede escape were observed on this inspection.

6.8.............................................................................................................................................

Dangerous Substances

6.8.1 Are there any hazardous substances in the area ofinspection?

Yes No N/A

6.8.2 Are the general fire precautions adequate to address thehazards associated with dangerous substances used andstored on the premises?

Yes No N/A

n/a

6.8.3 Comments

No dangerous substances noted during this inspection.

6.9.............................................................................................................................................

Hazards Introduced by Contractors or Works

6.9.1 Are there contractors or works taking place in the area ofinspection?

Yes No N/A

6.9.2 Is there satisfactory control over works carried out by the onsite contractors (including hot works permits)?

Yes No N/A

6.9.3 Comments

No hot works were being carried out at the time of the inspection with no evidence of any hotworks having been carried out was observed.

Contractors carrying out work at Southwark Council/TMO premises are pre-selected from anapproved list. They will have undergone a selection and training process prior to being allowedto carry out work at council/TMO premises. All contractors should receive a permit to work.

7 FIRE PROTECTION MEASURES


7.1.............................................................................................................................................

Measures to Prevent Fire Spread and Development

7.1.1 Is compartmentation suitable? Yes No N/A

The electrical main intake in the basement leading from the cleaners room has had blocksremoved and services installed, firestop the hole with brick and cement.

Services have penetrated from above the cleaners door that leads to the basement, internal bythe ceiling, then goes above the false ceiling that leads back out to the main entrance lobby.Fire stop the area.

Repair and firestop the area around the electrical meter by flat 52.

7.1.2 Is there reasonable limitation of linings that might promote firespread?

Yes No N/A

7.1.3 Where ducting is provided can it be ascertained if firedampers are provided to prevent the spread of fire throughcompartments to protect the means of escape?

Yes No N/A

7.1.4 Comments

It is considered that the concrete slab and brick /block construction will provide the required fireseparation. However this form of construction is subject to general building conditions of age,and incorrectly installed/maintained services/works that can lead to smoke or fire spread. Forthis standard of construction we deem this risk to be medium to low. Any riser within thebuilding requires inspection for fire stopping between floors.

The common parts internal walls are in a good order but it was not possible to ascertain theconstruction of compartment walls and floors within the individual flats.

The escape stairs and Flats/lift lobby is protected with FD60S SC glazed doors and glazedscreens, at each level.

The electrical risers have been fire stopped at each level. Risers are located on the openbalcony with FD60 metal doors.

This assessment is a type 1 survey and audits the common areas only. Southwark Councilexceed this requirement and dwellings are sampled to take into account the validity of theinternal means of escape, the fitting and working order of a fire alarm/detection system, anyprovisions for a second means of escape and any other fire safety issues noted. Although nointrusive or destructive surveys were undertaken during this assessment any reports pertainingto internal vents and ducts where they report the need to undertake works involving firestopping or dampers should be actioned.

The roof has mechanical vents with a motor, checks required to ensure if these could spreadsmoke to individual dwellings at each level. Surveyor was unable to ascertain as to what thesevents were for, it can be surmised they are extractors for the bathroom or kitchen. Samples ofvarious units showed LD2 grade D smoke detection had been fitted to give early warning.Internal checks to take place to ascertain if the vents are linked, and as to the nature of thesevents on the roof, vents should be then labeled to allow for future inspections. It can bereasonably assumed the vent ducts are being serviced and cleaned.

The roof static vents, which can be reasonably assumed to be extraction system forkitchens/bathrooms these may pass between compartments. It could not be confirmed fromthe type 1 survey whether the system in place is fully compliant with building regulations. Nohistorical data is available that suggests a breach between dwellings and it is assumed that allworks involving this duct/vent/riser have been carried out by competent contractors.



Images










7.2.............................................................................................................................................

Means of Escape from Fire

7.2.1 Are there adequate provisions for exits in the area assessed? Yes No N/A

7.2.2 Are exits immediately openable where necessary? Yes No N/A

7.2.3 Are the means for securing the exit doors appropriate? Yes No N/A

7.2.4 Is there suitable protection for the escape routes? This is toinclude any glazing.

Yes No N/A

7.2.5 Are there any inner room scenarios? Yes No N/A

7.2.6 Are the escape routes free from obstructions orelectrical/telecom installations likely to give rise to anobstruction in the event of a fire?

Yes No N/A



7.2.7 Do any doors have additional security grilles or gates fittedover the means of escape that will hamper an individual in theevent of a fire?

Yes No N/A

7.2.8 Where final exit doors are fitted with electrical overrides toopen will this door open in the event of an electrical failure?

Yes No N/A

7.2.9 Do the travel distances in the common areas comply withthose escape distances specified in current/previous buildingregulations?

Yes No N/A

7.2.10 Comments

A defend in place escape strategy has been adopted for the building. Where this type ofstrategy is adopted current guidance makes the following assumptions:

1. A high degree of compartmentation which would ensure a reduced probability of firespread beyond the residence of origin.2. The enclosure of communal staircases to form protected staircases.3. The enclosure of common access corridors/lobby to form protected routes.4. Provision of smoke ventilating systems to maintain the escape routes clear of smoke.

The building is designed as to allow single direction of travel from all flats into the lobby thatsleads to a protected stairwell then out the main entrance.

On inspection escape routes had no obstructions which could impede escape.

It is the councils policy to ensure that the electronic front entry door locks fail safe open in theevent of any power failure.

Individual flat entrance doors all open inwards against the direction of escape. However, this isacceptable due to the nature of the premises and the low evacuation requirements.

on the ground floor is un-lobbied and this is deemed acceptable as the escape stairs willallow for escaping residents to discharge to ‘fresh air’ directly from the stair rather than passthrough the ground floor where this flat is sited.

Images






7.3.............................................................................................................................................

Emergency Escape Lighting

7.3.1 Is Emergency Lighting provided and if so is there fullcompliance?

Yes No N/A

7.3.2 Comments

Emergency lighting has been installed within the building. It must be assumed that it is installedin line with BS5266: Pt. 1: 2011A reasonable standard of emergency escape lighting system is provided (Based on visualinspection, but no test of illuminance levels or verification of full compliance with relevantBritish Standards carried out).

7.4.............................................................................................................................................

Fire Safety Signs and Notices

7.4.1 Is there reasonable provision for all notices? Yes No N/A

7.4.2 Is there suitable signage for automatic, self closing and lockedfire doors?

Yes No N/A

Fire Door Keep Locked signage required on electrical Riser doors x 22.

7.4.3 Is the fire action notice fitted in the correct area and displayingthe correct information?

Yes No N/A

7.4.4 Are the 'No Smoking' signs fitted and are there sufficientnotices?

Yes No N/A

7.4.5 Have 'areas of special risks' such as boiler rooms, oiltransformer rooms, switchgear rooms and telecommunicationrooms been appropriately signed?

Yes No N/A



Signage required to, to indicate on the metal doors - Cleaners room x 1, & Fire Door KeepLocked x 1. Total 2 Signs.Signage required to, to indicate on the metal doors - Plant room x 1, & Fire Door Keep Lockedx 1. Total 2 Signs.

A sign for the lift motor room should be sited on the door leading to the roof where the lift motorrooms are sited to aid emergency services when they are required to act in an emergency.

7.4.6 Comments

Directional escape signage is fitted throughout and is considered acceptable.

Images







7.5.............................................................................................................................................

Means of Giving Warning in Case of Fire

7.5.1 Does the common area of the building have an automaticdetection and warning fire alarm system?

Yes No N/A

7.5.2 Is the extent of the detection fitted appropriate for theoccupancy and fire risk?

Yes No N/A

7.5.3 Is there the remote transmission of alarm signals to an AlarmReceiving Centre in place?

Yes No N/A

7.5.4 Comments

In Line with normal practice for purpose built and converted residential blocks designed tofacilitate a ‘defend in place’ evacuation strategy there is no need for communal automatic firedetection and alarm system to be fitted in the building. Such a system is not normally requiredfor purpose built residential blocks and is not required under the Building Regulations 2010,other than to activate any automatic opening vents.

Random check on flats, , showed smoke detection has been fitted to LD2 grade Dstandard.

Images





7.6.............................................................................................................................................

Smoke Ventilation Requirements

7.6.1 Is it considered that the premises has been provided withreasonable means of smoke ventilation in the event of a fire?

Yes No N/A

7.6.2 Is the building ventilated naturally? Yes No N/A

7.6.3 If permanently ventilated in the common area is theresufficient free area?

Yes No N/A

7.6.4 If permanently ventilated in the stair is there sufficient freearea?

Yes No N/A

The POV at the head of the stair consists of fixed louvres measuring 2 metres squared in total.It could not be confirmed at the time of the assessment if the free area for the louvered ventmeasures a metre squared as defined in Diagram C7 of Approved Document B Volume 2.There was an openable window at the top level opposite the POV which is prevented frombeing fully opened by a security mesh on the external face. The removal of this mesh wouldallow the window to be opened by the fire service and supplement the POV should it berequired.

7.6.5 Are vents/openings obstructed in any location where they arerequired?

Yes No N/A

7.6.6 Is the building ventilated naturally by AOV's, shutters ordoors?

Yes No N/A

7.6.7 Are detectors that operate AOV's, shutters and vents silentoperating?

Yes No N/A

7.6.8 Is the building ventilated by a mechanical smoke extractionsystem?

Yes No N/A

7.6.9 Comments



Natural ventilation is provided to the ground floor via permanently open vents above the frontand rear doors, 350mm x 2000mm, 300mm x 1100mm, 500mm x 1500mm, plus central shaftvent in ceiling.

The protected stairs has a vent at the head of the stairs which vents out onto the roof, 2200mmx 1020mm.

The protected lobbies on each level has permanently open vents 310mm x 2050mm ( louvered) in the form of a plenum located above the door leading out onto the external wall. Aventilation shaft runs from ground floor to roof level center of the block which provides furtherventilation, ( intake of fresh air is from the ground floor lobby ) the doors from each floor lobbycan also be opened to the open balcony, the stairs remain protected as these have their ownminimum FD60S SC doors.

Surveyor notes the central shaft is permanently open at each level and ground floor lobby, thismay have met the standards of construction at time of construction. This could potentiallycause smoke to travel into each lobby on each level.Any future works to the block consideration must be given to upgrading this shaft in line withADB para 2.26 - Smoke control of common escape routes, para. 2.26.b smoke discharge intoa shaft, closed at the base, para. 2.26.b.iv Automatic Open Vents, on detection of smoke in thecommon lobby, the vents on the fire floor, vent at the top of the shaft should opensimultaneously. The vents from all other lobbies on all other levels should remain closed.

Two flats on the uppermost level are each separated from the stairs by an unventilated lobby.All flats sited in blocks over 11 metres in height should be ventilated irrespective of the size oflobby. It could not be confirmed if this was part of the original configuration or adjustmentshave been made since the original build. The purpose of a ventilated lobby is to help keep anescape route tenable for other residents sited in that lobby (who need to pass through thelobby area to make their escape) and to prevent large volumes of smoke entering thestaircase. In this instance the lobbies are sited adjacent to the POV and any hot gases andproducts of combustion that manage to penetrate the thirty minute fire resistant lobby (thisshould only be during the firefighting stage) should not adversely affect those residents belowattempting to leave the building. Tenability for neighbouring flats are not considered an issueas each lobby is unique to each flat.

Rooms containing refuse chutes or provided for the storage of refuse should be approachedfrom open air or by way of a protected lobby provided with no less than 0.2 m² ventilation.Refuse hoppers are provided in the open air but the bin room at ground level is devoid of anyventilation arrangement. Given the bin hopper chutes are protected by lids in open air with a 2hour fire rating the current arrangement is considered acceptable.

Images





7.7.............................................................................................................................................

Fire Brigade Access and Facilities

7.7.1 Is there suitable access for fire appliances with adequateprovision for a turning circle, hammerhead or other point avehicle can turn if required?

Yes No N/A

7.7.2 Are there any obstructions in the form of a gate, bollards orremovable posts that may hinder appliance access?

Yes No N/A

7.7.3 Is the building fitted with either a wet or dry rising main? Yes No N/A

7.7.4 Is the hose distance to the riser or dwelling acceptable? Yes No N/A

7.7.5 Does the front entry door have a firefighter's override? Yes No N/A

7.7.6 Is the current access provision suitable and sufficient forfirefighters? Is there an inappropriate level of security beforeentry is made into an affected dwelling by Firefighters?

Yes No N/A

7.7.7 Where locked do all firefighting facilities have FB locks? Yes No N/A

7.7.8 Are firefighting lifts installed? Yes No N/A

7.7.9 Do the lifts in the area inspected have firefighting overrides? Yes No N/A

7.7.10 Where fitted are all wet/dry riser outlets and inlets accessible? Yes No N/A

7.7.11 Is there suitable signage for firefighting facilities that wouldallow for effective use during firefighting operations?

Yes No N/A

7.7.12 Where panels are fitted for smoke ventilation and fire alarmsystems-have zonal charts been sited in a prominent positionwhich have easy to follow instructions and are accurate?

Yes No N/A

7.7.13 Does the building signage give correct directions to dwellingsin an emergency?

Yes No N/A

7.7.14 Where fitted does the Premises Information Box contain thecorrect and relevant information?

Yes No N/A

7.7.15 Comments



The building can be accessed from the main road or the side road, the roads are wide andeasy turning is possible, the car park turning would be difficult due to the parked vehicles,reversing is wthin the 20m recommendation.

Firefighter override switch to the main entrance door is installed.

The building signage is good, in the ground floor lobby signage is installed with levels anddwellings for the block.

Dry Riser has been installed.

Building height has also been considered for Wet Riser recommendations, ground floor accesslevel to 22 level floor is above 50m, due to the building being above the 50m height limit, a wetriser installation is recommended.Surveyor notes at time of construction dry riser insulation may have met the standard, anyfuture upgrades to the building consideration must be given to the insulation of a wet risersystem in line with ADB para. 51.1 & BS9990 para. 4.2.1, installed to British Standards 9990.

BS9990, 3.12 distance of the surface of the highest point of the floor of the highest storey (excluding any such storey consisting exclusively of plant rooms) to the fire service accesslevel, measured at the centre of that face of the building where the distance is greatest.

Images








7.8.............................................................................................................................................

Fire Doors

7.8.1 Are all dwelling front entry doors and hardware (whererequired) compliant with certification carried out to BS476-22/BSEN 1634-1 or of a suitable notional value? (Considerseals and strips)

Yes No N/A

7.8.2 Are all cross corridor, stair and lobby doors certified to a testregime under BS476-22 or BS EN 1634-1 or of a suitablenotional value?

Yes No N/A

7.8.3 Are all electrical intake/boiler/utility service room doorssuitably fire resistant as tested under the BS476-22 or BS EN1634-1 regime or of a suitable notional value?

Yes No N/A

7.8.4 Are all ancillary doors (in escape routes) suitably fire resistantas tested against BS476-22/BS EN 1634-1 or of suitablenotional value?

Yes No N/A

7.8.5 Are all doors leading to rubbish areas or bin chutes wherethey are in the escape routes suitably tested to BS476-22/BSEN 1634-1 regime or of a suitable notional value?

Yes No N/A

7.8.6 Do all fire doors have self closing devices compliant with BSEN 1154? Where not applicable are fire doors kept lockedshut?

Yes No N/A

7.8.7 Are any fire doors surveyed at this site constructed ofanything else other than wood?

Yes No N/A

Electrical intake and risers have metal FD60 doors.

7.8.8 Do doors on the means of escape open in the direction ofescape where necessary?

Yes No N/A



7.8.9 Are doors on the means of escape fitted with appropriatepanic bolts or latches where required?

Yes No N/A

7.8.10 Where applicable are doors appropriate for use by disabledindividuals?

Yes No N/A

7.8.11 Where applicable does the door have a vision panel fitted? Yes No N/A

7.8.12 Comments

Flat entrance doors are secure by design type, these were in good condition, with seals andself closers, random sampling of doors , was taken.

Individual flat entrance doors all open inwards against the direction of escape. However, this isacceptable due to the nature of the premises and the low evacuation requirements

Images








7.9.............................................................................................................................................

External Wall Finish

7.9.1 Is this building over 18 metres in height? Yes No N/A

7.9.2 Does this building have an external cladding system whichoverlays the original structure?

Yes No N/A

7.9.3 Does the building's exterior wall contain infill panels? Yes No N/A

7.9.4 Comments

All buildings at the time of construction and/or alteration the external walls would havecomplied with the building regulations at the time. Southwark Council has an assessmentprocess in place that will ensure the external fabric of a block is compliant to the currentbuilding regulations. This assessment not only includes the external finish of the wall but thematerials used for insulation and fire breaks and how these materials are fixed to the building.

All panels are being examined as part of a process. This includes any that form part of theexternal fascia and those on escape routes with a single direction of escape. Where found tobe deficient or the fire rating cannot be ascertained they will be replaced as part of the MajorWorks programme.

8 MANAGEMENT OF FIRE SAFETY


8.1.............................................................................................................................................

Procedures and Arrangements

8.1.1 Are procedures in the event of fire appropriate and properlydocumented?

Yes No N/A

8.1.2 Have staff and relevant individuals been given appropriate firesafety training?

Yes No N/A

8.1.3 Are checks carried out by staff on fire safety systems whereappropriate and logged?

Yes No N/A

8.1.4 Are external stairs and in particular those devised as a meansof escape regularly inspected, maintained and appropriate foruse in all weathers?

Yes No N/A

n/a

8.1.5 Comments

The fire evacuation policy for this building being a purpose built block of flats is; if in aprotected dwelling stay put unless affected by fire or smoke. If in the dwelling on fire or in thecommon parts, leave the building immediately, if safe to do so, and remain a safe distancefrom the building.

It is understood that tenants are provided with a planned evacuation policy in the tenant’sinformation pack which are given to them on tenancy sign up. Additionally fire action noticesdisplayed throughout the building forms a crucial part of the evacuation policy.

It is expected that the person discovering the fire will summon the fire service by telephone.Details of how to summon the fire service are contained within the tenants pack and on fireaction notices. It is not considered practicable to provide a controlled emergency evacuationassembly point for purpose built blocks of flats. It should be communicated to residents that inthe event of fire, all evacuees should wait in a safe place at a distance from the building so asnot to be affected by smoke, flame, possible explosion and fire fighting. Residents should alsounderstand that they should remain local to be available for liaison with the fire fighting crew.

Council Staff/TMO that frequently visit the building are given regular fire safety training. Thistraining clearly informs them what to do in the event of fire. Employees from otherorganisations are expected to have regular training on carrying out an evacuation in the eventof an emergency. The training records are submitted to the council before these persons areallowed to visit council property.

Southwark/TMO carry out a strict regime of inspection, testing, repair and maintenance of allbuilding services and systems in accordance with the relevant statutory regulations. Recordsrelevant to testing & maintenance are available for inspection at the council’s offices but not onsite as it is not practicable to store them.


Action Plan

Issue No: 6.1.3.1.............................................................................................................................................PriorityLocationFloor

HIGH

Question Is the fuseboard/mains intake suitably fire resistant?Issue A electrical wire goes from the electrical riser 6th floor to Bowley House roof this is dangling

across the 2 buildings, directly over the fire hydrant between the 2 blocks. Fix the wire, there isalready a anchored tension wire it would be ideal to fix this two together with METAL fixings.

Action Fix the wire, there is already a anchored tension wire it would be ideal to fix this two togetherwith METAL fixings. ( Note; Apex Works Order: APEX-HSI-1003945, Spokemead order WO7781771/1, fix is not good enough. )

Status OutstandingTarget Date 05/05/2018

Images







HIGH

Question Is compartmentation suitable?Issue The electrical main intake in the basement leading from the cleaners room has had blocks

removed and services installed.Action firestop the hole with brick and cement.Status OutstandingTarget Date 05/05/2018Comments Identified in previous FRA Work Ref APEX-HSI-1003951. In programme of works.


MEDIUM

Question Is compartmentation suitable?Issue Services have penetrated from above the cleaners door that leads to the basement, internal

by the ceiling, then goes above the false ceiling that leads back out to the main entrancelobby.

Action Fire stop the area.Status OutstandingTarget Date 04/07/2018Comments Identified in previous FRA Work Ref APEX-HSI-1003952. In programme of works.


HIGH

Question Is compartmentation suitable?Issue Damage to the area around the electrical meter by flat .Action Repair and firestop the area around the electrical meter by flat .Status OutstandingTarget Date 05/05/2018Comments Identified in previous FRA Work Ref APEX-HSI-1003955. In programme of works..

Issue No: 7.4.2.1.............................................................................................................................................


PriorityLocationFloor

LOW

Question Is there suitable signage for automatic, self closing and locked fire doors?Issue No Fire Door Keep Locked signage required on electrical Riser doors x 22.Action Install Fire Door Keep Locked signage required on electrical Riser doors x 22.Status OutstandingTarget Date 05/04/2019Comments Identified in previous FRA Work Ref APEX-HSI-1003956. In programme of works.


LOW

Question Have 'areas of special risks' such as boiler rooms, oil transformer rooms, switchgear roomsand telecommunication rooms been appropriately signed?

Issue Signage required to, to indicate on the metal doors - Cleaners room x 1, & Fire Door KeepLocked x 1. Total 2 Signs.

Action Install signs.Status OutstandingTarget Date 05/04/2019Comments Identified in previous FRA Work Ref APEX-HSI-1003957. In programme of works.


LOW


Issue Signage required to, to indicate on the metal doors - Plant room x 1, & Fire Door Keep Lockedx 1. Total 2 Signs.

Action install signs.Status OutstandingTarget Date 05/04/2019Comments Identified in previous FRA Work Ref APEX-HSI-1003958. In programme of works.


MEDIUM


Issue No sign for the lift motor room.Action A sign for the lift motor room should be sited on the door leading to the roof where the lift

motor rooms are sited to aid emergency services when they are required to act in anemergency.

Status OutstandingTarget Date 29/08/2018

Issue No: 7.6.4.1.............................................................................................................................................


PriorityLocationFloor

MEDIUM

Question If permanently ventilated in the stair is there sufficient free area?Issue There is an openable stairs window at the top level opposite the POV which is prevented from

being fully opened by a security mesh on the external face.Action Remove the mesh and allow the window to open fully.Status OutstandingTarget Date 29/08/2018

Asset Identifier PHAU01962201 Address CASBY HOUSE, 1 …Asset Identifier PHAU01962201 Address CASBY...

Documents

Transcript of Asset Identifier PHAU01962201 Address CASBY HOUSE, 1 …Asset Identifier PHAU01962201 Address CASBY...