asset identifier phau03822001 address sidmouth house ......produced using innovation apex health and...

Produced using Innovation Apex Health and Safety

Asset Identifier PHAU03822001Address SIDMOUTH HOUSE, 1-51 & FLATS A-

C,COMMERCIAL WAY,LINDLEYESTATE,PECKHAM

Post Code SE15 1BL

Code FRA-PBVersion 8Description FRA-PURPOSE BUILT BLOCKS

Assessment Date 22/02/2018Assessment Version CurrentAssessor Name Stefan Kuzmanov

1 CONTENTS

SIDMOUTH HOUSE, 1-51 & FLATS A-C,COMMERCIAL WAY,LINDLEY ESTATE,PECKHAM /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 HIGH MODERATE

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 7

3.1.5 Storeys Below Ground 0

3.1.6 Units 54

3.1.7 Status COMPLETE

3 SUMMARY


3.1.8 Building Dimensions. Length, width and height.

Approximately 70m/15m/20m.

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

Provide overhead door closers to all Flat entrance doors (FEDs) presenting a passing risk.Remove any steel security gates from the FEDs.Provide Grade D LD2 AFD system to all maisonettes.

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

This is a purpose built block of flats and maisonettes over seven floors. The construction of thebuilding comprises of concrete frame and floors with brick/block infill walls. The building hasflat concrete roof and uPVC windows to flats and staircase. There is one central staircaseleading to access balconies serving all flat front entry doors (FEDs). The staircase begins fromthe ground floor entrance lobby. The accommodation consists of 54 dwellings; three singlelevel flats at ground level, and 51 two level maisonettes on the upper levels with FEDs on thefirst, third and fifth floor levels. The maisonettes accessible from the fifth floor have analternative escape from their rooms on the sixth floor via an additional open access balconyleading back to the main stairs.Entry to the building is through a communal door provided with access control system. There isa passenger’s lift serving the 1st, 3rd and the 5th floor levels. The lift is accessed from theentrance lobby at the ground floor and opens to protected lift lobbies on the upper floors, theseare located in-between the staircase and the access balconies. There is a bin room at groundfloor level & chute hoppers on the access balconies on upper levels. The bin room is accessedexternally. The access to the roof based lift machine room and ventilation plant rooms is bystair from the sixth floor secured by lockable gates.Flat layout:Ground floor: flats A-C

1st floor: Maisonettes 1-17 access level2nd floor: Maisonettes 1-17 upper level3rd floor: Maisonettes 18-34 access level4th floor: Maisonettes 18-34 upper level5th floor: Maisonettes 35-51 access level6th floor: Maisonettes 35-51 upper level

On 2nd and 4th floors there is a locked doorway on the staircase which provides access toredundant storage lockers.The electrical intake cupboard is at the base of the staircase at the ground floor. The intake isprovided with upgraded timber FD30 door and there is a security gate at the upper half-floor.

There are four flats numbered A to D at the ground floor. The largest part of the ground floor isopen underpass area, there are also based electrical intake cupboards x2, and area withresidents store cupboards opening directly to exterior.There is a Dry Riser installed to the building with inlet at the ground floor by the entrance andoutlets at the 5th floor and roof level.

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4.1.2 Any further building comments?

4 GENERAL BUILDING INFORMATION


As this property is designated general needs, it may be assumed that tenants are typical of thegeneral population. It may also be assumed that any specific requirements as regard disabilityand evacuation of tenants are brought to the attention of Southwark council.The scope of The Regulatory Reform ( Fire Safety ) Order 2005 is limited to the common partsof the building, therefore, areas within the dwellings, such as service ducts and ventilationfacilities for kitchens and bathrooms, risers for electrical, water and heating services were notaccessed at the time of this inspection. It is therefore, recommended that any future stockcondition surveys or major works projects, take these areas into consideration and findingsrecorded and kept on file.

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 andbehavioural styles to be in the premises by way of lawful and unlawful tenancies or visit. It isnot practical to identify all such persons on the premises. It is expected that lone workers areinformed of risks and have appropriate fire instruction & training.

The sampled flats were provided with hard wired smoke alarms at the entrance lobby andstairs landing.

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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

There is a large hole(150mm) around the cables passing the compartment wall between theelectrical intake cupboard and the protected staircase, and a smaller hole on approximately 1mdistance. it is required that adequate fire stopping should be provided to match the fireresistance of the wall. This task has been created in the previous FRA as well.

6.1.4 Comments

Southwark Council undertake 5 yearly inspections and testing of the landlord's electricalinstallation. Records of any testing or maintenance are held on the Council's internal database.

No portable appliances were observed in communal areas which would be subject to PATtesting. Portable electrical appliances are used in the common areas by councils own staff andapproved contractors. The council has a system in place for testing its own portableappliances. Those appliances used by contractors are subject to the contractors owncompany's Health and Safety arrangements which are required by the council.

There is a mains electrical intake cupboard under the stair at ground floor level. There issignificant breach in the compartment wall. The cupboard door was found open, and waslocked shut by the assessor.There are two other electrical intake cupboards located and accessed externally.The individual electric meter cupboards are located on the open balconies and are enclosedwith steel lockable doors.However, the doors to some of the cupboards were not closed shut.

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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.The communal general rubbish bins are located within the bin room at the front ground floor ofthe building and are secured by push bolt and padlock. Recycling rubbish is located withincommunal bins remote from the building.



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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.

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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

Limited storage at the communal areas, the Housekeeping at the building is deemed asreasonably acceptable. The council should ensure regular inspections are carried out androbust reinforcement is applied to maintain clear common areas.

All Southwark council properties undergo regular cleaning in communal areas. No storage orcombustibles which would either obstruct or impede escape were observed at the communalescape routes except stored pots of plants at

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

6.8.3 Comments

No dangerous substances noted

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 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 premises. All contractors should receive a permit to work. Thereshould be no reliance on council staff to perform safety checks on hot works carried out bycontractor.

7 FIRE PROTECTION MEASURES


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

Measures to Prevent Fire Spread and Development

7.1.1 Is compartmentation suitable? Yes No N/A

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. These risks are continuallymonitored through post fire investigation and the void process. The common parts internalwalls are in a good order but it was not possible to ascertain the construction of compartmentwalls and floors within the individual flats. LBS have an ongoing programme of type 4 surveysto meet this risk.

Individual flats have boilers which are vented to an outside wall and external service vents areprovided in the building. Any internal service ducting should be inspected for fire stoppingbetween compartments. LBS have an ongoing programme of type 4 surveys to meet this risk.

No ventilation ducts were identified in communal areas which would allow the spread of fire orsmoke to other parts of the building. It should be confirmed however that no ducts exist insidethe flats which may allow the spread of fire or smoke to other flats or other parts of the building.

Internal decoration of the stairwell appeared to be emulsion paint onto a concrete surface.

There was breach in the compartment wall of the electrical intake cupboard. Task is createdunder Electrical.

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

The alternative escape route from the 6th floor has staircase and corridor doors with pushbars. The steel gates on the route are openable by thumb turn locks.



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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

The panels under the windows at the access balconies appear to be fire resistant replacements.

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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 staircase to form protected staircase.3. The enclosure of common access balconies to form protected routes.4. Provision of smoke ventilating systems to maintain the escape routes clear of smoke.

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.The sample inspections found that the FEDs are Secured by Design type with thumb turn locksinternally.

All glazing along the open deck balcony area is above 1100mm in height apart from theGeorgian wired glass for the stairwell enclosure.

Means of escape: The building is designed as to allow single direction of travel from all flatsinto the open balcony then via the lift lobby to the stairway and out the main entrance door tothe front of the building. Therefore, due to the building layout there is a passing risk to thefollowing flats: . Ground floor flats have direct external egress.

Travel distance within an open balcony approach are limited only by the distance between anydry riser outlet and flat or distance between a fire fighting appliance and the furthest flat FED(45m). Travel distances are in accordance with current codes of practice and exit capacitieswould be acceptable for the number of persons in residence. (No limit to horizontal traveldistance for means of escape for open access balconies - BS9991:2015).

It must be assumed that the flats have an internal protected lobby, as is the case with the vastmajority internal flat layouts.

The maisonettes entering from the fifth floor have alternative escape balcony at the 6th floorwhich is providing escape from the bedrooms at this level. The balcony leads to a corridor andthe protected staircase.It is recommended that all bedroom exit doors leading to the alternative escape open balconyshould be confirmed provided with or fitted with single action locks, which do not require a keyto open them internally. Inspection is to take place as part of the void process. (access was notpossible at the time of inspection).

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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

A reasonable standard of emergency escape lighting system is provided with fittings on stairsand access balconies (Based on visual inspection, but no test of illuminance levels orverification of full compliance with relevant British 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



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

7.4.6 Comments

Directional escape signage is fitted throughout the alternative escape route from the 6th floorand is considered acceptable.

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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

The maisonettes entering from the 1st and 3rd floor level have rooms at the upper floors withno alternative means of escape. Currently there are smoke detectors installed to thehallway/stairs to some of the flats and only the kitchens are provided with fire doors. Tomitigate that risk is required that all dwellings should be provided with the LBS Grade D LD2system.



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.

LB Southwark are undergoing a major program of works to ensure all flats are fitted withsmoke detection, the design of this system is in accordance with BS 5839 (2013) part 6 LD2Grade D.

Random checks on dwellings that smoke detection has been fitted to hallway andlanding only. Dwelling number was not provided with any detection system.

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

Generally acceptable, however the staircase ventilation can be improved.

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 staircase is ventilated by permanently open vents (POVs) at all floor levels. Each level hasapproximately 0.37m2 POV. This arrangement provides air flow to the staircase, however, italso prone to allow smoke entering the staircase from a fire on lower level and adverseweather conditions. It is required that the staircase ventilation should be upgraded to meet thecurrent requirements for provision of 1m2 POV at the top of the stairs. This should be fit to thetop floor steel door leading to the roof.

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

This is a open deck building which by its construction provides permanent ventilation to theescape route.

The staircase is ventilated by POVs (0.37m2) at each floor level.



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

Dry Riser

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

Fire appliance is able to gain access to the building from the main road to the side and fromthe car parks at front and rear.Fire hydrant is located to the front of the building.A dry riser is fitted to the block with inlet at ground level and outlets at the 5th floor and rooflevel.



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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

sample inspected FEDs were found to be FD30 notional Secured by Designtype. All FEDs appear to be of the same type.



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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

Steel hopper heads opening to the balconies, deemed as acceptable.

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

The single concealed spring door closers were not closing the flat entrance doors on testIt is required that all FEDs presenting passing risk on the escape route should be

provided with overhead door closers to BS 1154. flats: .

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

Yes No N/A

Metal security gates and external electrical intake cupboards.

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

FEDs: notional Timber Secured by Design FD30 with single chain concealed type door closer.6th floor alternative exit doors: timber FD30 SC6th floor corridor to stairs: timber FD60SLift lobbies: Timber FD30S SCStairs: Timber FD30S SCStores on 2nd and 4th floor landings: timber FD60SDisused drying rooms on access balconies: metal nationals FD30Electrical intake external: robust steel doors.Electrical intake (staircase): New upgraded FD30 timber door.The following doors could not be opened (keys not available):

- metal door on 6th floor corridor.- door next to dry rooms on 1st, 3rd and 5th floors.

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 that frequently visit the building are given regular fire safety training. This trainingclearly informs them what to do in the event of fire. Employees from other organisations areexpected to have regular training on carrying out an evacuation in the event of an emergency.The training records are submitted to the council before these persons are allowed to visitcouncil property.

Southwark carry out a strict regime of inspection, testing, repair and maintenance of all buildingservices and systems in accordance with the relevant statutory regulations. Records relevantto testing & maintenance are available for inspection at the council’s offices but not on site as itis not practicable to store them.


Action Plan

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

HIGHentrance lobbyGround Floor

Question Is the fuseboard/mains intake suitably fire resistant?Issue There is a large hole(150mm) around the cables passing the compartment wall between the

electrical intake cupboard and the protected staircase, and a smaller hole on approximately1m distance.

Action It is required that adequate fire stopping should be provided to match the fire resistance of thewall.

Status OutstandingTarget Date 25/03/2018Comments Identified in previous FRA Ref APEX-HSI-1009150. In programme of work.

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LOW

Question Is the fuseboard/mains intake suitably fire resistant?Issue The doors to the electric meter cupboards adjacent to the FEDs were found open at some

locations.Action The RSO should remind residents to keep meter cupboard doors closed/ locked shut at all

time.Status OutstandingTarget Date 23/02/2019

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Issue No: 6.7.1.1.............................................................................................................................................


PriorityLocationFloor

HIGH

Question Is the standard of housekeeping adequate?Issue Large plants are found in front of entrance door.Action Any pots and plants should be removed according to the Zero Tolerance policy.Status OutstandingTarget Date 25/03/2018

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LOW

Question Is the standard of housekeeping adequate?Issue There were rubbish and materials in the water tank room at the roof level.Action Remove all items. Volume 0.3 m3Status OutstandingTarget Date 23/02/2019

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MEDIUM

Question Are the escape routes free from obstructions or electrical/telecom installations likely to giverise to an obstruction in the event of a fire?

Issue Cable above the stairs to the electrical intake at the ground floor entrance lobby(at the base ofthe stairs) is not secured with metal means of retain.

Action Secure the bunch of cables wit three metal means of retain. x3Status ResolvedTarget Date 24/05/2018


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HIGH

Question Do any doors have additional security grilles or gates fitted over the means of escape that willhamper an individual in the event of a fire?

Issue There were metal gates fitted across the opening to they will obstruct egress by theoccupants of the flat, obstruct the balcony when opened, and access to the fire service in theevent of a fire, they must be removed.

Action The RSO to liaise with the resident reminding them of the risks involved and ensure removalof the gates. x1

Status OutstandingTarget Date 25/03/2018

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LOW

Question Is there suitable signage for automatic, self closing and locked fire doors?Issue Push to open signAction Push to open sign is required for the balcony door at the 6th floor alternative escape balcony

leading to the corridor.x1Status OutstandingTarget Date 23/02/2019


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LOW

Question Is there suitable signage for automatic, self closing and locked fire doors?Issue Turn to open signAction Turn to open sign is required for the inner side of the security gate at the 5th floor.Status ResolvedTarget Date 23/02/2019Comments Completed on Works Ref APEX-HSI-1009161.


MEDIUM

Question Is the extent of the detection fitted appropriate for the occupancy and fire risk?Issue The maisonettes entering from the 1st and 3rd floor level have rooms at the upper floors with

no alternative means of escape. Currently there are smoke detectors installed to thehallway/stairs to some of the flats.

Action It is required that all dwellings should be provided with the LBS Grade D LD2 system. x 51Status OutstandingTarget Date 24/05/2018


LOW

Question If permanently ventilated in the stair is there sufficient free area?Issue Smoke ventilation to the staircase.Action It is required that the staircase ventilation should be upgraded to meet the current

requirements for provision of 1m2 POV at the top of the stairs. This should be fit to the topfloor steel door leading to the roof.

Status OutstandingTarget Date 23/02/2019Comments Identified in previous FRA Ref APEX-HSI-1009169. In Major Works programme.

Issue No: 7.8.6.1.............................................................................................................................................


PriorityLocationFloor

HIGH

Question Do all fire doors have self closing devices compliant with BS EN 1154? Where not applicableare fire doors kept locked shut?

Issue The single concealed spring door closers were not closing the flat entrance doors on test. This type of door closers are not any more regarded as reliable.

Action It is required that all FEDs presenting passing risk on the escape route should be providedwith overhead door closers to BS 1154. flats: x 45

Status OutstandingTarget Date 25/03/2018Comments Identified in previous FRA Ref APEX-HSI-1007256. In Major Works programme.

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