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Pavilion Court RTM Company Limited Folkestone – 041110.doc

FIRE RISK ASSESSMENT REPORT

in compliance with:

THE REGULATORY REFORM (FIRE SAFETY) ORDER 2005

Employer:

Pavilion Court RTM Company Limited, c/o Flat 101, Pavilion Court, Marine Terrace, Folkestone, Kent, CT20 1QB

Person(s) Responsible For The Premises:

Pavilion Court RTM Company Limited (including the Company Secretary & appointed Directors).

Address of Property:

Pavilion Court, Marine Terrace, Folkestone, Kent, CT20 1QA & CT20 1QB

Telephone Number(s):

Dr. David Price (Director): Mobile 07515 995966; & Mr. Graham McCalliom (Director & Caretaker): Mobile 07837 658928

Fax Number:

N/a

E-Mail:

Dr. David Price (Director): [email protected]

Web:

www.pavilion-court.co.uk/

Hours of Opening:

Monday to Sunday: 24hrs per day. Building converted into self-contained flats to a standard not in compliance with the Building Regulations 1991 (formerly bedrooms serving the adjacent Britannia Grand Burstin Hotel).

Person(s) Consulted:

Dr. David Price (Director); & Mr. Graham McCalliom (Director & Caretaker).

Name of Person Carrying Out Fire Risk Assessment Report:

Alistair J. Milner B.Sc. (Hons) AIFireE MIFSM MIFPO ACMI Registered Fire Risk Assessor for Life Safety of the Institution of Fire Engineers; & Registered Fire Risk Assessor of the Institute of Fire Safety Managers.

Date of Fire Risk Assessment:

4 & 5 November 2010


Date of Previous Fire Risk Assessment:

N/a

Suggested Date for Review1:

Every 6 months.

1 This fire risk assessment should be reviewed by a competent person by the date indicated above or at such earlier time as there is reason to suspect that it is no longer valid or there have been significant changes.


Photograph A View of front elevation of the South Block to Pavilion Court, Marine Terrace, Folkestone.

Photograph B View of front elevation of the North Block to Pavilion Court, Marine Terrace, Folkestone.


The purpose of this Report is to provide an assessment of the risk to life from fire in these premises, &, where appropriate, to make recommendations to ensure compliance with fire safety legislation. The submission of this Report constitutes neither a warranty of future results by AJM Fire Risk Assessment Services nor an assurance against risk. The Report represents only the best judgement of the person involved in its preparation, & is based, in part, on information provided by others. No liability whatsoever is accepted for the accuracy of such information.

Alistair J. Milner Fire Safety Consultant

AJM Fire Risk Assessment Services

Alistair J. Milner B.Sc. (Hons) AIFireE MIFSM MIFPO ACMI Registered Fire Risk Assessor for Life Safety of the Institution of Fire Engineers

Registered Fire Risk Assessor of the Institute of Fire Safety Managers


CONTENTS

General Information SECTION 1.0 The Premises SECTION 2.0 The Occupants SECTION 3.0 Occupants at Special Risk SECTION 4.0 Fire Loss Experience SECTION 5.0 Other Relevant Information SECTION 6.0 Relevant Fire Safety Legislation Fire Hazards & Their Elimination or Control SECTION 7.0 Electrical Sources of Ignition SECTION 8.0 Smoking SECTION 9.0 Arson SECTION 10.0 Portable Heaters & Heating Installations SECTION 11.0 Cooking SECTION 12.0 Lightning SECTION 13.0 Other Significant Hazards that Warrant Consideration SECTION 14.0 Housekeeping Items SECTION 15.0 Hazards Introduced by Outside Contractors & Building Works


CONTENTS Fire Protection Measures SECTION 16.0 Means of Escape SECTION 17.0 Measures to Limit Fire Spread & Development SECTION 18.0 Escape Lighting SECTION 19.0 Fire Safety Signs & Notices SECTION 20.0 Means of Giving Warning in Case of Fire SECTION 21.0 Manual Fire Extinguishing Appliances SECTION 22.0 Relevant Automatic Fire Extinguishing Systems SECTION 23.0 Other Relevant Fixed Systems Management of Fire Safety SECTION 24.0 Procedures & Arrangements SECTION 25.0 Training & Drills SECTION 26.0 Testing & Maintenance SECTION 27.0 Records SECTION 28.0 Fire Record Drawings/Plans of Premises SECTION 29.0 Room Number Schedule SECTION 30.0 Fire Risk Assessment Estimator SECTION 31.0 Recommendations SECTION 32.0 Photographs SECTION 33.0 AJM Fire Risk Assessment Services Contact Details SECTION 34.0 Local Fire & Rescue Service Contact Details


GENERAL INFORMATION 1.0 THE PREMISES

1.1 Number of floors: 4 – ground & 1st to 3rd floors

plus access to pitched & flat roofs to North & South Blocks.

1.2 Approximate floor area: Unknown. 1.3 Type of Property:

Constructed in around 1984 as purpose built hotel bedrooms forming part of

the adjacent Britannia Grand Burstin Hotel (built in 1982 on the site of the former Royal Pavilion Hotel which was built in 1843), the premises have a combination of pitched clay tiled roofs & built up flat felt roofs, brickwork loadbearing walls, former brickwork chimneys, areas of external rendering, stone detailing, stainless steel doors, timber hardwood doors & upvc/timber windows. Internally there are blockwork & brickwork walls, timber stud & plasterboard partitions, concrete & timber floors & staircases & timber doors. The premises have 3no. internal protected staircases & 1no. external side staircase leading from the 1st floor of the North Block.

1.4 Occupancy:

Roof Level:

Areas not inspected.

3rd Floor Level: North & South Blocks Private Residential Flats, Common Circulation Areas, 1no. Staircase Landing & 1no. Staircase.

2nd Floor Level: North & South Blocks Private Residential Flats, Common Circulation Areas, 1no. Staircase Landing & 1no. Staircase.

1st Floor Level: North & South Blocks Private Residential Flats, Common Circulation Areas, 2no. Staircase Landings & 2no. Staircases.

Ground Floor: North & South Blocks Private Residential Flats, Common Circulation Areas, Main Entrance Lobby, Understairs Store Cupboards & 1no. Staircase.

External Areas: Front & side car parking areas, main incoming electric/meter room, refuse storage areas & footpaths.


The following areas were not inspected: High level flat & pitched roof levels; Pitched roof void areas; Adjoining parts of the nearby Britannia Grand Burstin Hotel to all floor

levels; Existing vertical electrical service risers throughout the premises to all

floor levels due to screwed access panels; The adjacent electric sub-station Royal Pavilion No: 361766 operated by

EDF Energy: Emergency contact telephone no. 0800 056 5587; Ground floor understairs store cupboards to the North & South Blocks; & All of the occupied & vacant residential flats to all floor levels (apart

from Flat 101 occupied by the on-site Caretaker) including the separating compartmentation walls dividing the individual flats & the adjacent ‘common circulation areas’.


2.0 THE OCCUPANTS

2.1 Approximate maximum number of people: Unknown per day. 2.2 Approximate maximum number of staff at any one

time:

2 full-time per day. 2.3 Approximate maximum number of tenants: Unknown per day. 2.4 Others: Unknown.

3.0 OCCUPANTS AT SPECIAL RISK

3.1 Sleeping occupants: Unknown at time of preparing the Report. 3.2 Disabled occupants: Unknown at time of preparing the Report. Does the building have a disability access audit? No.

A proposal is to commission a full disability access audit of the entire premises in the near future in accordance with the Equality Act 2010.

Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to tenants who may have a disability; people who are sensorially impaired due to alcohol, drugs or medication & anyone who has difficulty understanding English.

3.3 Occupants in remote

areas: Occasional maintenance operatives

upon the various roof levels. 3.4 Young persons: Unknown at time of preparing the Report. 3.5 Others: Unknown at time of preparing the Report.

4.0 FIRE LOSS EXPERIENCE – During the last 12 months

Date Brief Details Cause Action Taken (if any) None known.


5.0 OTHER RELEVANT INFORMATION

The average response time of Kent Fire & Rescue Service to the premises in busy traffic is as follows (including allowances for people contacting Kent Fire & Rescue Service) using www.rac.co.uk & their on-line travel planner:

1. Folkestone Fire Station (wholetime) – 5 minutes; 2. Hythe Fire Station (retained) – 17 minutes; 3. Dover Fire Station (wholetime) – 20 minutes; 4. Ashford Fire Station (wholetime) – 23 minutes; 5. Whitfield Fire Station (retained) – 28 minutes; & 6. Aylesham Fire Station (retained) – 34 minutes.

Marine Terrace together with Lower Sandgate Road & Harbour Approach Road are provided with suitable fire hydrants for the use of Kent Fire & Rescue Service in the event of fire or other incident in & around the premises:

2no. within the public footpath to Marine Terrace to the west side of Pavilion Court;

1no. within the public footpath to Lower Sandgate Road opposite the Harbour Fish Bar facing the end elevation of the North Block; &

1no. within the public footpath to the vehicular access entry driveway to the adjacent Britannia Grand Burstin Hotel in Harbour Approach Road.

6.0 RELEVANT FIRE SAFETY LEGISLATION This Fire Risk Assessment Report does NOT include any aspects according to the

DSEAR (Dangerous Substances & Explosive Atmospheres Regulations) European Directive 99/92/EC/ATEX 137 [UK SI 2776 DSEAR], concerning the health & safety of workers potentially at risk from explosive atmospheres. DSEAR compliance requires the production of an “Explosion Protection Document” which assesses, records & sets out a management structure referring to the basis of safety for your facility - Regulation 7 stipulates “The employer shall ensure that its overall explosion safety is verified by a person who is competent in the field of explosion protection as a result of his experience or any professional training or both”.


6.1 The Regulatory Reform (Fire Safety) Order 2005 applies to these premises:

#

6.2 Other relevant fire safety legislation:

Contained in this Report are references made to several British Standards &

standards provided by other bodies. The standards referred to are intended for guidance only & other standards could be used. Reference to any particular standard is not intended to confer a presumption of conformity with the requirements of The Regulatory Reform (Fire Safety) Order 2005.

This Report has been written & prepared in conjunction with the following reference publications:

The Building Regulations 2000 – Approved Document B: Fire safety (Volume 1) – Dwellinghouses 2006 Edition;

Department for Communities & Local Government – Fire safety guide: Sleeping Accommodation 2006;

BS 5588: Part 1: 1990; & Lacors Guide: Housing – Fire Safety – Guidance on fire safety

provisions for certain types of existing housing: July 2008 published by the Local Government Association (Local Government House, Smith Square, London, SW1 3HZ – Telephone No: 020 7665 3888; Fax No: 020 7665 3887; E-Mail: [email protected] & Web: www.lacors.gov.uk

The Furniture & Furnishings (Fire) (Safety) Regulations 1988.

The Housing Act 2004.

BS 476: Part 22: 1987 – Fire tests on building materials & structures.

Methods for determination of the fire resistance on non-loadbearing elements of construction.

BS 5266: Part 1: 2005 – Emergency lighting. Code of practice for the emergency lighting of premises.

BS 5306: Part 8: 2000 – Fire extinguishing installations & equipment on premises – Selection & installation of portable fire extinguishers. Code of practice.

BS 5446: Part 1: 2000 – Fire detection & fire alarm devices for dwellings. Specification for smoke alarms.

BS 5499 (all parts) – Graphical symbols & signs. Safety signs, including fire safety signs.


BS 5839: Part 6: 2004 - Fire detection & alarm systems for buildings. Code of practice for the design, installation & maintenance of fire detection & alarm systems in dwellings.

BS 5867: Part 2: 1980 – Specification for curtains & drapes. Flammability requirements.

BS 7671: 2008 – Requirements for electrical installations. IEE Wiring Regulations – 17th Edition.

BS 9251: 2005 – Sprinkler systems for residential & domestic occupancies. Code of practice.

6.3 Comments:

You are reminded that material alterations involving means of escape, fire

warning systems or structural fire precautions, require approval from the local Building Control Authority.


FIRE HAZARDS & THEIR ELIMINATION OR CONTROL

7.0 ELECTRICAL SOURCES OF IGNITION

7.1 Reasonable measures taken to prevent fires of electrical origin? Yes No # 7.2 More specifically:

Fixed installation periodically inspected & tested? Yes No # Portable appliance testing (PAT) carried out? Yes No # Suitable policy regarding the use of personal

electrical appliances? N/a Yes No #

Suitable limitation of trailing leads & adapters? N/a # Yes No 7.3 Comments & hazards observed:

The existing fixed electrical installations have not

been periodically inspected & tested by a competent contractor. The existing electrical fixed installations throughout the entire premises should be periodically inspected & tested in accordance with BS 7671 – Requirements for electrical installations – IEE Wiring Regulations – 17th Edition & the Electricity at Work Regulations 1989 e.g. every 5 years or at the discretion of the competent contractor as soon as possible & records of the dates of inspection should be maintained.

All existing non-tested portable & stationary electrical appliances including extension leads within the ground floor Management Office & Caretaker’s Flat used for the purposes of Pavilion Court RTM Company Limited should be tested & examined in accordance with the IEE Code of Practice for In-Service Inspection & Testing of Electrical Equipment, Electrical Equipment (Safety) Regulations 1994 & the Electricity at Work Regulations 1989 (EAW Regs) by a competent electrician as soon as possible & records of the dates of inspection should be maintained.


Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to all tenants when using new or faulty electrical equipment within their respective residential flat accommodation by checking all appliances at the start of each new tenancy for defects, frayed wiring or badly fitted plugs & remove any unsafe items.

8.0 SMOKING

8.1 Reasonable measures taken to prevent fires as a result of smoking?

Yes No #

8.2 More specifically:

Smoking prohibited in the building? Yes # No Smoking prohibited in in-appropriate areas? Yes # No Suitable arrangements for those who wish to

smoke? Yes No #

Any evidence of breaches of policy? Yes # No 8.3 Comments & hazards observed:

The ‘common circulation areas’ (main entrances,

staircases, lobbies & corridors) internally throughout the entire premises are designated as non smoking for tenants, visitors & members of the public.

In accordance with the Smoke-free (Premises & Enforcement) Regulations 2006, Pavilion Court RTM Company Limited should reinforce the importance of tenants, visitors & members of the public not to smoke within the premises – as per the contents of respective signed & agreed Assured Shorthold Tenancy Agreement: Terms & Conditions - Item 2.14.

The premises are provided with two designated external smoking points – being located adjacent to the ground floor main entrance doors to the North & South Blocks respectively.


Arrangements should be made to provide & erect suitable external vandal resistant stainless steel cigarette ash boxes for tenants, visitors & members of the public to deposit ash & cigarette butts adjacent to the ground floor main entrance doors to the North & South Blocks (see Photograph C).

9.0 ARSON

9.1 Does basic security against arson by outsiders appear reasonable?

Yes No #

9.2 Is there any unnecessary fire load in close

proximity to the premises or available for ignition by outsiders?

Yes # No

9.3 Comments & hazards observed:

The premises are provided with a CCTV installation

consisting of internal & external video cameras & an internal monitor – these images are recorded for a duration typically of 28 days on a digital tape or CD.

The existing collection of leased refuse bins from Folkestone Hythe & Romney Marsh Shepway District Council are shared between the front & rear car parks:

Front car park - enclosed within a timber fenced compound; &

Rear car park – loose fitting alongside the boundary.

Arrangements should be made to reduce & remove

the amount of combustible materials & rubbish adjacent to the existing refuse compound within the front car park together with adequately securing or enclosing the existing refuse bins within the rear car park to prevent unauthorised persons moving the containers & obstructing any means of escape routes around the premises (see Photographs D & E).


Arrangements should be made on a regular basis to replace &/or replenish the existing steel builders’ skip within the rear North Block car park to prevent any unauthorised persons setting light to the contents of the skip. Alternatively, arrangements should be made to provide a secure skip or steel container with a lockable cover panel/doors & locate the skip at least 6 metres away from the main building (see Photograph H).

Arrangements should be made on a regular basis to replace any broken or defective existing glazing to the upvc double glazed window units particularly at ground floor level to prevent any unauthorised persons either to enter the premises or start a fire within the premises (see Photographs J & K).

Arrangements should be made to adequately enclose the perimeter of the premises to restrict unauthorised persons access to the premises e.g. front & rear of side means of escape staircases from both the residential flat blocks & the adjacent Britannia Grand Burstin Hotel (see Photographs F & G).

Arrangements should be made to ascertain the ownership of the vehicle: Blue Honda Concerto H952 LJN currently parked within the rear car park as it does not show a vehicle road tax disc clearly in the front windscreen – checks should be made if the registered owner has registered the vehicle using the Statutory Off Road Notification (SORN) legislation (see Photograph I).

Further advice regarding reducing the risk of arson within & around the premises can be obtained from the Arson Prevention Bureau: Web: www.arsonpreventionbureau.org.uk


10.0 PORTABLE HEATERS & HEATING INSTALLATIONS

10.1 Is the use of portable heaters avoided as far as practicable?

Yes # No

10.2 If portable heaters are used, is the use of the more hazardous type (e.g. radiant

bar fires or LPG appliances) avoided? N/a # Yes No

are suitable measures taken to minimize the

hazard of ignition of combustible materials? N/a # Yes No

10.3 Are fixed heating installations subject to regular

maintenance? N/a Yes # No


According to the on-site Caretaker, the entire

premises are not provided with a gas supply to maintain any gas boilers serving the space & water heating or cooking facilities.

11.0 COOKING

11.1 Are reasonable measures taken to prevent fires as a result of cooking?

N/a # Yes No


Filters cleaned or changed & ductwork cleaned

regularly? N/a # Yes

No

Suitable extinguishing appliances available? N/a # Yes No 11.3 Comments & hazards observed:

Consideration should be given by each tenant in

providing & erecting a suitable light duty wall-mounted fire blanket conforming to BS EN 1869: 1997 to quickly deal with a small kitchen fire within the respective flat accommodation.


12.0 LIGHTNING

12.1 Does the building have a lightning protection system?

Yes No #

12.2 Comments & deficiencies observed:

None.

13.0 OTHER SIGNIFICANT HAZARDS THAT WARRANT CONSIDERATION

13.1 Ignition sources:

Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to tenants using naked flames e.g. candles; portable electric & LPG heaters; electric cookers; electric toasters; faulty electrical equipment; computers; televisions; DVD & video players & lighting fittings within their respective residential flat accommodation.

Arrangements should be made by the on-site Caretaker to undertake regular daily (in normal daylight hours) inspections of the existing ceiling mounted lighting fittings within the ‘common circulation areas’ throughout the entire premises to all floor levels to check & maintain the bulbs & circular lamp shades to ensure that an adequate amount of artificial light is provided to illuminate the means of escape routes etc. (see Photograph L).


Consideration should be given in replacing the

existing light bulbs/fluorescent tubes with low energy compact fluorescent lamps (CFL’s) to reduce the risk of fire starting within the premises & also to reduce energy consumption where necessary (see Photograph L). Further advice can be found from the National Energy Foundation on: Web: www.nef.org.uk/energyadvice/lighting.htm


14.0 HOUSEKEEPING ITEMS

14.1 Is the standard of housekeeping adequate? Yes No # 14.2 More specifically:

Combustible materials appear to be separated from ignition sources? Yes No # Avoidance of unnecessary accumulation of

combustible materials? Yes No #

Appropriate storage of hazardous materials? Yes No # Avoidance of inappropriate storage of combustible

materials? Yes

No #


Arrangements should be made to remove all

existing excessive combustible materials & debris from within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.

Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to tenants relating to unwanted mail; unwanted newspapers; waste paper; unwanted electrical goods e.g. televisions & general rubbish from being left & deposited within the ‘common circulation areas’ throughout the entire premises.

Arrangements should be made to remove & cart away the existing blue LPG cylinder within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.

Arrangements should be made to ensure that the existing respective high level electric meter cupboards within the ‘common circulation areas’ to all floor levels serving the adjacent residential flats are closed & secured at all times when not being used or examined.


15.0 HAZARDS INTRODUCED BY OUTSIDE CONTRACTORS & BUILDING WORKS

15.1 Is there satisfactory control over works carried out in the building by outside contractors?

Yes No #

15.2 Are fire safety conditions imposed on outside

contractors? Yes No #

Suitable guidance is contained in the following

publications: Standard Fire Precautions for Contractors

Engaged on Crown Works - Department of Environment – HMSO;

Fire Prevention on Construction Sites - Fire Protection Association; &

Fire Safety in Construction Work – HSE. It is recommended that the guidance contained in these references be incorporated in contracts with outside contractors.

15.3 If there are in-house maintenance personnel, are suitable precautions taken during ‘hot work’, including use of hot work permits?

Yes No #

15.4 Comments:

Arrangements should be made to prepare & write a

suitable policy regarding the control over works carried out within the premises by outside contractors e.g. risk assessments & method statements for each contractor working in the premises – this information should be provided by the individual contractor before commencing work.

No ‘hot work’ permit system is in operation where maintenance personnel are using blowlamps, welding equipment etc. within the premises. A set of blank hot work permits should be obtained to implement a system.


FIRE PROTECTION MEASURES

16.0 MEANS OF ESCAPE

16.1 It is considered that the premises are provided with reasonable means of escape in case of fire?

Yes # No


Adequate design of escape routes? Yes # No Reasonable distances of travel: - where there is escape in a single direction? Yes # No - where there are alternative means of escape? Yes # No Suitable protection of escape routes? Yes No # Adequate provision of exits? Yes # No Exits easily & immediately openable where

necessary? Yes # No

Escape routes unobstructed? Yes No # 16.3 It is considered that the premises are provided

with reasonable arrangements for means of escape for disabled people?

Yes # No



Arrangements should be made to adequately secure the existing perimeter

brickwork wall to the upper section of the side 1st floor means of escape short flight of steps to prevent partial collapse of the existing structure (see Photograph X).

Arrangements should be made to provide a suitable handrail to the perimeter of the side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling to ground level – the proposed handrail structures should be positioned at a height of 1100mm from the existing floor level of the staircase with infill wire mesh panels (see Photograph X).

Arrangements should be made to clear away all debris, lichen & moss growths to the existing treads & risers of the side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling (see Photograph U).

Arrangements should be made to provide suitable hazard warning yellow paint to the front nosings of the existing treads to the side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling (see Photograph U).

Arrangements should be made to ensure that the existing electrically operated magnetic door release mechanisms throughout the entire premises within the ‘common circulation areas’ fail to safety (open) & have a manual over-ride button in the event of a power failure to allow persons to pass & evacuate the premises.

Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to tenants relating to unwanted mail; unwanted newspapers; waste paper; bicycles; prams; buggies & pushchairs; unwanted electrical goods e.g. televisions & general rubbish from being left & deposited within the ‘common circulation areas’ of the entire premises.


17.0 MEASURES TO LIMIT FIRE SPREAD & DEVELOPMENT

17.1 It is considered that there is:

Compartmentation of a reasonable standard?2 Yes No # Reasonable limitation of linings that may promote

fire spread? Yes No #


Arrangements should be made to inspect the

internal dividing/compartmentation walls/partitions between each residential flat & the adjacent ‘common circulation areas’ by a competent contractor to examine the existing construction for fire resisting qualities as this was not undertaken at the time of the inspection.

Due to the very poor dilapidated state of repair to each respective flat entrance door, resulting in a lower level of fire resistance compromising the adjacent protected ‘common circulation areas’, it is strongly recommended that every existing flat door & frame over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting doorsets in accordance with BS 476: Part 22: 1987 & the British Woodworking Federation (BWF) attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes integrity, a self-closing device & intumescent seals incorporating cold smoke brushes (see Photographs S & T).

2 Based on visual inspection of readily accessible areas, with a degree of sampling where appropriate.


The provision & installation of each replacement flat door & frame in accordance with the above comment should include the following:

A security lock fitted with a suitable internal thumb-turn to facilitate the tenant opening the door without a removable key;

3no. steel butts hinges in accordance with BS EN 1935: 2002 (not rising hinges);

Overhead self-closing devices in accordance with BS EN 1154: 1997;

Door handles & locks in accordance with BS EN 1906: 2010;

Intumescent strips & cold smoke seals/brushes in accordance with BS 476: Part 22: 1987 & Part 31: 1994;

A small circular door viewer to enable tenants to check the identity of the person within the adjacent corridor; &

Secure rolled steel joist vertical sections bolted to both the adjacent floor & ceiling construction to prevent unwanted vandalism & movement of the respective frame & door when in-situ.

The above doors should be checked & maintained in accordance with BS 8214: 2008 - Code of practice for fire door assemblies when installed.

Due to the very poor dilapidated state of repair to existing doors within the ‘common circulation areas’, resulting in a lower level of fire resistance compromising the adjacent protected ‘common circulation areas’, it is strongly recommended that every existing door over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting doorsets in accordance with BS 476: Part 22: 1987 & Loss Prevention Certification Board (LPCB) LPS 1175 Security Rating 2 (tool category B) or Security Rating 3 (tool category C) attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes stability & integrity including the reinforced door frame, 4no. hinges, a single glazed vision panel, a self-closing device & intumescent seals incorporating cold smoke brushes (see Photograph R).


Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates the existing ceilings, walls & floors throughout the entire premises within the ‘common circulation areas’, fire stopping products conforming to BS 476 or BS EN 13501: Part 1: 2002 should be used to infill the respective openings to prevent flames & smoke from spreading from one part of the premises to another (see Photographs M, N, O & P).

It could not be determined at the time of the inspection of the proposed surface areas of the wall, ceiling & floor linings within the ‘common circulation areas’ of the premises in accordance with The Building Regulations 2000 – Approved Document B: Fire safety (Volume 1) – Dwellinghouses 2006 edition: B2 Table 1 - Classification of linings: National class 1; Table A6 & Table A8 – Use 7 definitions of non-combustible materials & Typical performance ratings of some generic materials & products (see Photographs M, N, O & P).

Careful consideration should be given by Pavilion Court RTM Company Limited if they wish to supply & erect curtains & drapes within the ‘common circulation areas’ to all floor levels to cover the existing windows in accordance with BS 5867: Part 2: 1980 – Specification for curtains & drapes. Flammability requirements.

Arrangements should be made to provide suitable galvanised steel cable trays &/or boxed conduit to enclose the existing collection of cables & wires at high level running down the full length of the ‘common circulation areas’ where necessary (see Photograph Q).

Pavilion Court RTM Company Limited are considering installing a mineral fibre suspended ceiling throughout the entire premises in lieu of the existing collection of ceiling finishes – the suggested suspended ceiling construction should attain a fire resistance of 30 minutes integrity & insulation.


18.0 ESCAPE LIGHTING

18.1 Reasonable standard of escape lighting system provided3?

Yes No #


The ‘common circulation areas’ throughout the

entire premises to all floor levels are provided with non-maintained emergency lighting fittings that appear comply with BS 5266: Part 1: 2005.

Arrangements should be made to undertake an emergency lighting survey of the entire premises internally & externally to ascertain the levels of luminance & to provide recommendations for additional escape lighting in accordance with BS 5266: Part 1: 2005 as necessary.

Arrangements should be made to provide suitable non-maintained emergency lighting fittings above the final fire exit doors at ground level & 1st floor level (side means of escape route leading to the short flight of steps) including the perimeter footpaths leading to the respective external fire ‘Assembly Points’ together within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.

It was noted during the inspection of the premises that several existing ceiling mounted emergency lighting fittings were not clearly showing their respective red LED bulb to indicate that the battery cell is being charged continuously by the mains power supply e.g. 3rd floor North & South ‘common circulation areas’; 2nd floor North & South ‘common circulation areas; 1st floor North & South ‘common circulation areas & ground floor North & South ‘common circulation areas’. It is recommended that these faulty fittings are replaced immediately with a new fitting having a green LED indicator bulb similar to the recently installed luminaires in accordance with BS 5266: Part 1: 2005.

3 Based on visual inspection, but no test of illuminance levels or verification of full compliance with relevant British Standard carried out.


19.0 FIRE SAFETY SIGNS & NOTICES

19.1 Reasonable standard of fire safety signs & notices? Yes No # 19.2 Do the premises have an external fire 'Assembly

Point'(s)? Yes # No

19.3 If so, location of fire 'Assembly Point'(s):

Within the front & rear car parks serving both the

South & North residential blocks respectively. 19.4 Comments & deficiencies observed:

In accordance with the Smoke-free (Premises & Enforcement) Regulations 2006, Pavilion Court RTM Company Limited should reinforce the importance of tenants, visitors & members of the public not to smoke within the premises – as per the contents of respective signed & agreed Assured Shorthold Tenancy Agreement: Terms & Conditions - Item 2.14.

In accordance with the Smoke-free (Signs) Regulations 2007, Pavilion Court RTM Company Limited should provide & erect suitable hazard warning signage throughout the ‘common circulation areas’ of the entire premises indicating that smoking is prohibited within Pavilion Court.


Additional fire safety signage is required within the premises as follows:

External fire ‘Assembly Point’ signs within the front & rear Car Parks;

‘Fire action notices’ to the rear face of each flat entrance door;

‘Fire action notices’ at prominent positions within the ‘common circulation areas’ e.g. staircase landing to all floor levels;

‘Fire door keep locked’ signs missing to internal panels e.g. existing vertical electrical service riser panels & the internal understairs small store cupboards;

‘Fire exit directional’ signage missing at all changes in direction & floor levels within the ‘common circulation areas’ e.g. corridors & staircases landings to all floor levels;

Final ‘Fire exit’ signs missing internally above the final fire exit doors e.g. ground floor main entrance doors to the North & South Blocks together with the side final fire exit below the 1st floor external staircase;

‘Fire exit keep clear’ signs missing to the final fire exit ground floor doors e.g. North Block, South Block, side of North Block facing the Britannia Grand Burstin Hotel & the existing timber door between the former old parts of Britannia Grand Burstin Hotel;

‘Floor indicator’ signs e.g. 3rd Floor Staircase North to all floor levels & staircases; &

‘Electric hazard’ warning signs to each respective high level electric meter cupboard within the ‘common circulation areas’ to all floor levels; the internal vertical electric service risers & the ground floor side ground floor main incoming electric/meter room below the 1st floor external staircase.

The above fire safety signage should be in

accordance with BS 5499 Parts 1, 4 & 5 & The Health & Safety (Safety Signs & Signals) Regulations 1996.

Arrangements should be made to position all ‘fire exit directional’ & ‘final fire exit’ signage above the respective door openings to the existing masonry & not place them directly to the respective internal doors.


20.0 MEANS OF GIVING WARNING IN CASE OF FIRE

20.1 Reasonable manually operated electrical fire alarm system provided4?

Yes # No

20.2 Automatic fire detection provided? Yes Yes # No (throughout

premises) (part of

premises only)

20.3 Remote transmission of alarm signals? Yes No # 20.4 Comments & deficiencies observed?

It was noted during the inspection of the premises

that a regular fault was appearing upon the existing fire alarm control panel within the ground floor Main Entrance Lobby to the South Block due to recent vandalism by several tenants. The Caretaker quickly responded to this concern by attempting to reset the control panel & then telephoned the fire alarm service contractor for advice & assistance. The fault should be rectified as soon as possible to safeguard the safety of all residents of Pavilion Court.

Due to recent vandalism by several tenants who on a regular daily basis damage & activate the existing collection of wall-mounted fire alarm break glass points causing the fire alarm to be actuated & sound, it has been decided by Pavilion Court RTM Company Limited in conjunction with AJM Fire Risk Assessment Services to temporarily disconnect then remove the existing fire alarm break glass points in lieu of the proposal to increase the coverage of the automatic fire detection (AFD) installations to Grade A ‘LD2’.

4 Based on visual inspection, but no audibility tests or verification of full compliance with relevant British Standard carried out.


The main fire alarm control panel for the premises is located within the ground floor Main Entrance Lobby to the South Block & complies with EN 54: Parts 2 & 4: 1988 together with a repeater panel to the ground floor Main Entrance Lobby to the North Block. The existing conventional Haes Systems Surveyor Excel control panels are single stage systems with eight available zones.

Arrangements should be made to provide suitable fire alarm zone plans adjacent to the existing fire alarm panels indicating the available zones within the entire premises – wall-mounted & suitably laminated in plastic pouches.

The existing AFD installations consisting of smoke detectors should be increased from ‘L4’ to a minimum coverage of ‘LD2’ throughout the entire premises consisting of a Grade A ‘LD2’ system in accordance with BS 5839: Part 6: 2004 consisting of additional smoke detectors within the ‘common circulation areas’ & a combined heat detector/sounder within each flat opening onto the escape route (interlinked). The audibility of the installed combined heat detector/sounder should attain 75dB at all bed heads when all doors are shut to arouse sleeping persons & 65dB at an occupied point in the building or 5dB above the background noise.

Arrangements should be made to provide & install suitable Grade F ‘LD3’ domestic battery operated smoke detectors in accordance with BS 5446: Part 1: 2000 within each flat not interlinked to provide early warning to persons sleeping & residing within the premises.

Arrangements should be made to remove & cart away all of the existing ceiling & wall-mounted domestic battery operated smoke detectors within the ‘common circulation areas’ throughout the entire premises to all floor levels as they are deemed unnecessary.


Arrangements should be made to clean & remove all greasy deposits to the existing ceiling mounted smoke detectors to enable them to correctly operate if smoke is detected within the ‘common circulation areas’ of the premises to all floor levels (see Photograph W).

Arrangements should be made to resecure all existing high level wall-mounted automatic smoke detectors & fire alarm sounders throughout the entire premises to all floor levels due to vandalism. Consideration should be given in providing & installing suitable galvanised steel wired cages surrounding the components to deter persons from tampering with & vandalising the components (see Photograph V).

Arrangements should be made to provide a suitable hard wired smoke detector within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.


21.0 MANUAL FIRE EXTINGUISHING APPLIANCES

21.1 Reasonable provision of portable fire extinguishers/blankets?

Yes

No #

21.2 Fire hose reels provided? Yes No # 21.3 Are all fire extinguishing appliances readily

accessible? N/a # Yes No


Consideration should be given in providing &

erecting suitable wall-mounted fire extinguishers within the existing staircase landings to each floor level of both the North & South Blocks within polyethylene fire extinguisher cabinets including twin vision panels for at-a-glance identification, anti tamper plastic toggles & an alarm system linked directly to the Caretaker’s Flat to warn him of anyone tampering with the equipment. The fire extinguisher cabinets should contain typically a 6 litre foam fire extinguisher conforming to BS EN 3-7.

Due to the very poor dilapidated state of repair to the entire premises, resulting in a lower level of fire resistance in the protected ‘common circulation areas’ to all floor levels, together with the aptitude & poor attitude of the existing tenants, Pavilion Court RTM Company Limited should seek the advice of Kent Fire & Rescue Service about the provision of the passive fire precautionary items e.g. fire extinguishers.

Arrangements should be made to provide suitable portable fire extinguishers for the use of the Caretaker in the event of fire to be kept within Flat 101 e.g. 2no. 6 litre foam & 2no. 2kg carbon dioxide fire extinguishers.

Arrangements should be made to provide a suitable wall-mounted 2kg carbon dioxide portable fire extinguisher within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.


22.0 RELEVANT‡ AUTOMATIC FIRE EXTINGUISHING SYSTEMS

22.1 Type of system:

None. 22.2 Comments:

Kent Fire & Rescue Service supports the use of

sprinklers to reduce the impact & loss of fire; & they recommend the installation of a sprinkler system at Pavilion Court. The installation of a residential sprinkler system is considered to be a valuable enhancement to protect building occupants & limit the fire damage to the premises.

The installation of a domestic sprinkler system in accordance with BS 9251: 2005 Sprinkler systems for residential & domestic occupancies – Code of practice would provide protection from fire to individual flats. Residential & domestic sprinkler fire systems installed in accordance with the British Standard consist of a water supply, backflow prevention valve (check valve), stop valve, priority demand valve (where required), automatic alarm system (both internal & external) & pipework to quick response sprinkler heads. The sprinklers are fitted at specified locations, the appropriate sprinkler type being used for each location. Sprinklers operate at pre-determined temperatures to discharge water over a known area below. The flow of water thus initiated causes the sounding of an alarm. Only those sprinklers operate which are individually heated above their operating temperature by the heat from the fire.

‡ Relevant to life safety & this risk assessment (as opposed to property protection).


The provision of a sprinkler system does not negate the need for other fire precautions or practical measures, which may include structural fire resistance, escape routes, smoke or heat detectors & safe housekeeping practices. Even with the installation of a sprinkler system, normal actions on the discovery of a fire should be taken, such as immediate evacuation of the premises & the calling of the fire service. The sprinkler system should be turned off by the fire service when it is deemed safe to do so.

Sprinkler system maintenance is not complex but is essential. It is important that owners & occupiers pay particular attention to precautions & guidance issued by the sprinkler contractor, such as avoidance of obstructions to the sprinkler head, or the painting of the sprinkler head.

Such systems may be adapted further to bespoke design arrangements (needs approval) whereby the sprinkler range pipe is one continuous pipe which is fed from the grey water supply & is connected to the toilet in each flat. Every time the toilet is flushed the cistern is filled with water from the sprinkler pipe arrangement & the water in the sprinkler system does not become stagnant or prone to blockage when needed. Isolation pipes along the grey water supply do not require monitoring if all grey water isolation valves are locked open & continually managed this way by the Caretaker. The design objectives of a sprinkler system are to prevent a fire in a flat reaching the ‘flashover’ stage (total involvement by fire) & endangering the flat’s occupants. To account for slow developing fires a smoke detection system may also be recommended hard-wired to each flat with ‘hush-buttons’ to enable ‘double knock’ pre-determined options to cancel the alarm before full alert mode is actuated. Although the systems recommended by BS 9251: 2005 are the least expensive of all sprinkler options, there is a substantial financial outlay for the 103 flats in Pavilion Court.


A water mist system is a fixed protection system, comprising components for automatic detection & actuation, water supply delivery & water atomisation. A water mist system discharges a spray of small water droplets. Water mist systems are currently the subject of debate as information about the overall effectiveness of these systems for residential life safety applications is not well established.

Some of the main differences between water mist systems & automatic sprinkler systems are:

The system pressures for water mist can be significantly higher than for sprinklers;

The water droplets produced by a water mist system are generally smaller than for sprinklers;

Fire control mechanisms are different; Inherently, water mist systems are hazard

specific & need to be completely bespoke, unlike sprinklers;

Different methods of production of droplets; Water mist systems are usually designed to

protect an object or particular hazard; & Within a volume (object protection) or to

protect all fire hazards in the volume (volume protection) typically in a few rooms, whereas sprinkler systems are usually designed to protect all hazards in a whole building, although only the sprinklers over the fire operate.

Whilst there is little data supporting the

effectiveness of water mist systems in UK residential settings, there is a strong belief that such systems are likely to be very effective in protecting residential properties from fire & may be economically appealing, in comparison to conventional sprinklers. Any approach to installing such a system must be supported by a credible & holistic fire engineered design strategy for any particular building.


Kent Fire & Rescue Service are not in a position to assist with funds to install a sprinkler system to the entire residential flat accommodation. However, financial assistance may be available through a ‘fund matching grant’ for a system installation to a single dwelling in order to protect vulnerable persons identified as requiring additional protection. Should Pavilion Court RTM Company Limited wish to consider this, you are strongly recommended to facilitate a meeting with the local Kent Fire & Rescue Service Technical Headquarters & the respective Technical Officer to provide further details – all as per their E-mail dated 28/08/09.

23.0 OTHER RELEVANT‡ FIXED SYSTEMS

23.1 Type of system:

None. 23.2 Comments:

None.


MANAGEMENT OF FIRE SAFETY

24.0 PROCEDURES & ARRANGEMENTS

24.1 Person(s) responsible for fire safety5:

Pavilion Court RTM Company Limited (including the Company Secretary & appointed Directors).

24.2 Competent person(s) available to assist in

implementation of fire safety legislation? Yes # No

Comments:

Dr. David Price (Director) & Mr. Graham McCalliom

(Director & on-site Caretaker). 24.3 Appropriate fire procedures in place? Yes No # More specifically:

Is there a suitably documented emergency plan? Yes No # Are there suitable arrangements for summoning

the Fire & Rescue Service? Yes # No

Are there suitable arrangements to meet the Fire &

Rescue Service on arrival? Yes # No

Are there suitable arrangements for ensuring that

the premises have been evacuated? Yes No #

Is there a suitable external fire assembly point(s)? Yes # No Are there adequate procedures for evacuation of

any disabled people who are likely to be present? Yes # No

5 This is not intended to represent a legal interpretation of responsibility, but merely reflects the managerial arrangement in place at the time of this risk assessment.


Comments:

In the professional opinion of AJM Fire Risk

Assessment Services, the premises should have the use & facility of a full-time on-site Caretaker to check & maintain the existing AFD installations together with undertaking regular daily inspections of the means of escape routes (‘common circulation areas’), internal fire doors, emergency lighting installations & the external means of escape routes etc. to act quickly & proficiently quickly to safeguard the safety of all tenants & visitors & to protect the premises from fire.

The premises are provided with a Fire Safety Policy prepared by Pavilion Court RTM Company Limited but it is insufficient & out of date for the premises bearing in mind the accommodation within the entire building.

Pavilion Court RTM Company Limited (Dr. David Price – Director) have been appointed to undertake a full review exercise of the existing fire safety documentation for the premises & are in the process of updating the available information.

Pavilion Court RTM Company Limited (Dr. David Price – Director) have been advised to write & prepare a suitable Emergency Evacuation Plan ensuring that the premises have been evacuated by all occupants e.g. Fire Wardens.

Pavilion Court RTM Company Limited (Dr. David Price – Director) have been advised to write & prepare a suitable risk assessment for young persons working within the premises.

24.4 Persons nominated to use fire extinguishing

appliances? Yes No #

Comments:

Arrangements should be made for the on-site

Caretaker to receive training from a training provider to use all types of fire extinguishers & fire blankets.


24.5 Persons nominated to assist with evacuation, including evacuation of disabled people?

N/a Yes No #

Comments:

The on-site Caretaker should receive training from

an approved training provider to assist with the evacuation of the entire premises. Suitable records should be maintained of all training courses provided.

24.6 Appropriate liaison with Fire & Rescue Service? Yes # No Comments:

Regular liaison is maintained with Kent Fire &

Rescue Service via letters, E-Mails & site visits to discuss various aspects of fire safety & prevention throughout the entire premises bearing in mind the occupancy of the residential flats.

24.7 Routine in-house inspections of fire precautions

(e.g. in the course of health & safety inspections)? Yes # No

Comments:

Regular daily checks/inspections are undertaken

within & around the premises by the on-site Caretaker & suitable records are maintained.

25.0 TRAINING & DRILLS

25.1 Are all tenants given instruction on induction? Yes # No Comments:

None. 25.2 Are all staff given periodic 'refresher training' at

suitable intervals? N/a # Yes No

Comments:

None.


25.3 Are staff with special responsibilities (e.g. Fire Wardens & staff who assist disabled people) given additional training?

N/a Yes No #

Comments:

The on-site Caretaker should receive training from

an approved training provider to assist with the evacuation of the entire premises. Suitable records should be maintained of all training courses provided.

25.4 Are fire drills carried out at appropriate intervals? Yes No # Comments:

Bearing in mind the occupancy & use of the

premises, at least two fire drills per year at regular six monthly intervals at low levels of risk should be undertaken & recorded in the existing site based fire logbook for future reference.

Arrangements should be made to undertake the following activities before carrying out a formal fire drill:

Ensure that equipment can be left safely; Nominate observers; Prevent unintentional fire brigade

attendance; Record the weather conditions; Record the actual time the fire drill

commenced & was completed; Check that all external routes to ensure that

there are no hazards or conditions that may cause an accident;

Check that the presence of the fire alarm maintenance & service engineers is not required to reset the fire alarm or building services; &

Circulate details concerning the fire drill & inform all tenants & staff of their duties to participate.

The above list is only for information & guidance & is not meant to be exhaustive.


26.0 TESTING & MAINTENANCE

26.1 Adequate maintenance of workplace? Yes No # Comments & deficiencies observed:

See comments below. 26.2 Weekly testing & periodic servicing of fire detection

& alarm system? Yes # No

Comments & deficiencies observed:

Weekly & monthly tests of the existing fire alarm

system are being undertaken within the premises by the on-site Caretaker & suitable records are being maintained.

Regular testing & maintenance of the existing fire alarm & detection installations is being undertaken by Absolute Security Limited in Maidstone - although no suitable records are available on site.

26.3 Monthly & annual testing routines for escape

lighting? Yes No #


Monthly testing is not being undertaken of the

existing emergency lighting installations within the premises by the on-site Caretaker & suitable records are not being maintained.

Annual testing & maintenance of the existing escape lighting installations is not being undertaken by a competent contractor. Arrangements should be made to appoint a competent contractor to test & maintain the existing emergency lighting installations on an annual basis in accordance with BS 5266: Part 1: 2005.


26.4 Annual maintenance of fire extinguishing appliances?

N/a # Yes No


See Item 21.4. 26.5 Periodic inspection of external escape staircases &

gangways? Yes # No




26.6 Six-monthly inspection & annual testing of rising

mains? N/a # Yes No


None. 26.7 Do the premises have a passenger lift installation? Yes No # Comments & deficiencies observed:

None. 26.8 Does the lift car have means for emergency

communication for passengers? N/a # Yes

No


None. 26.9 Weekly & monthly testing, six-monthly inspection

& annual testing of fire-fighting lift(s)? N/a # Yes No


None.


26.10 Weekly testing & periodic inspection of sprinkler installations?

N/a # Yes No


None. 26.11 Routine checks of final exit doors &/or security

fastenings? Yes # No

Comments:



26.12 Annual inspection & testing of lightning protection

system? N/a # Yes No

Comments:

None. 26.13 Other relevant inspections or tests: Comments:

None.


27.0 RECORDS

27.1 Appropriate records of: Fire drills? Yes No # Fire training? Yes No # Fire alarm tests? Yes No # Escape lighting tests? Yes No # Lightning protection tests? N/a # Yes No Maintenance & testing of other fire protection

systems? N/a # Yes No

27.2 Comments:

The existing site based fire logbook should be

kept up to date e.g. fire drills, staff fire training, fire alarm tests, escape lighting tests, fire extinguishers, etc. by the on-site Caretaker or other appointed Pavilion Court RTM Company Limited persons.


28.0

BLOCK PLAN

Fire Record Drawings:

None available.


29.0

ROOM NUMBER SCHEDULE

Not applicable due to the size & nature of the premises.


30.0

FIRE RISK ASSESSMENT ESTIMATOR


FIRE RISK ASSESSMENT ESTIMATOR

[Sleeping & Non-Sleeping Risks]

The following simple risk level estimator is based on a fire risk level estimator

contained in PAS 796:

Potential

Consequences of Fire

Fire Hazard

Slight Harm

Moderate Harm

Extreme Harm

Low

Trivial Risk

Tolerable Risk

Moderate Risk

Medium

Tolerable Risk

Moderate Risk

Substantial Risk

High

Moderate Risk

Substantial Risk

Intolerable Risk

Taking into account the fire prevention measures observed at the time of this risk assessment, it is considered that the hazard from fire (probability of ignition) at these premises is:

Low Medium # High

Taking into account the nature of the premises & the occupants, as well as the fire protection & procedural arrangements observed at the time of this risk assessment, it is considered that the consequences for life safety in the event of fire would be:

Slight Harm Moderate Harm # Extreme Harm

In this context, our definition of the above terms is as follows:

Slight Harm: Outbreak of fire unlikely to result in serious injury or death of any

occupant.

Moderate Harm: Outbreak of fire could result in injury of one or more occupants, but is unlikely to result in multiple fatalities.

Extreme Harm: Significant potential for serious injury or death of one or more occupants.

6 PAS 79: 2007 - Fire Risk Assessment - Guidance & a recommended methodology.


Accordingly, it is considered that the risk to life from fire at these premises is:

Trivial Tolerable Moderate # Substantial Intolerable

A suitable risk-based control plan should involve effort & urgency that is proportional to risk. The following risk-based control plan is based on one advocated in PAS 79:

Risk Level

Action & Timescale

Trivial

No action is required & no detailed records need be kept.

Tolerable

No major additional controls required. However, there may be a need for consideration of improvements that involve minor or limited cost.

Moderate

It is essential that efforts are made to reduce the risk. Risk reduction measures should be implemented within a defined time period. Where moderate risk is associated with consequences that constitute extreme harm, further assessment may be required to establish more precisely the likelihood of harm as a basis for determining the priority for improved control measures.

Substantial

Considerable resources may have to be allocated to reduce the risk. If the building is unoccupied, it should not be occupied until the risk has been reduced. If the building is occupied, urgent action should be taken.

Intolerable

Building (or relevant area) should not be occupied until the risk is reduced.

NOTE THAT, ALTHOUGH THE PURPOSE OF THIS SECTION IS TO PLACE

THE FIRE RISK IN CONTEXT, THE ABOVE APPROACH TO RISK ASSESSMENT IS SUBJECTIVE & FOR GUIDANCE ONLY

ALL HAZARDS & DEFICIENCIES IDENTIFIED IN THIS REPORT SHOULD

BE ADDRESSED BY IMPLEMENTING ALL RECOMMENDATIONS CONTAINED IN THE FOLLOWING SECTION

THE RISK ASSESSMENT SHOULD BE REPEATED PERIODICALLY


31.0

RECOMMENDATIONS


RECOMMENDATIONS

1. Items categorised as '1' are to be considered as 'Life Risk'. It is intended that the completion of these items will enhance the

Prevention, Detection, Alarm & Evacuation Process within the premises & provide a basis for the premises to establish an effective Fire Safety Management Routine.

The recommended timescale for completing these items is within

3 months from the issue date of the Report. 2. Items categorised as '2' are to be considered as 'Building Risk'. It is intended that the completion of these items will enhance

building protection post evacuation within the premises. There is no recommended timescale for completing these items

except that if during an appropriate mandatory review, it is found that operational or structural change in use of the premises or part of the premises has occurred - the category of risk recommendation is also to be reviewed e.g. if considered 'Life Risk' completed within 3 months of that relevant fire safety review.


RECOMMENDATIONS

It is considered that the following recommendations should be implemented to reduce fire risk to, or maintain it at, the following level:

Tolerable #

The Regulatory Reform (Fire Safety) Order 2005 takes a pragmatic view on the measures that are considered necessary to meet the standards of this legislation. Many of the solutions to the issues raised by the risk assessment will be outside the guidance of the Building Regulations. It is therefore recommended that before any structural work is undertaken, the proposals listed in the Fire Risk Assessment Report are undertaken within a three month period from receipt of the Report for items categorised as ‘1’.

The Recommendations shown are in no order of priority

Responsibility:

Pavilion Court RTM

Company Limited

Date &

initials when completed

1. Consideration should be given in commissioning a full disability access audit of the entire premises in the near future in accordance with the Equality Act 2010.

1

2. Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to tenants who may have a disability; people who are sensorially impaired due to alcohol, drugs or medication & anyone who has difficulty understanding English.

1

3. The existing fixed electrical installations have not been periodically inspected & tested by a competent contractor. The existing electrical fixed installations throughout the entire premises should be periodically inspected & tested in accordance with BS 7671 – Requirements for electrical installations – IEE Wiring Regulations – 17th Edition & the Electricity at Work Regulations 1989 e.g. every 5 years or at the discretion of the competent contractor as soon as possible & records of the dates of inspection should be maintained.

1


4. All existing non-tested portable & stationary electrical

appliances including extension leads within the ground floor Management Office & Caretaker’s Flat used for the purposes of Pavilion Court RTM Company Limited should be tested & examined in accordance with the IEE Code of Practice for In-Service Inspection & Testing of Electrical Equipment, Electrical Equipment (Safety) Regulations 1994 & the Electricity at Work Regulations 1989 (EAW Regs) by a competent electrician as soon as possible & records of the dates of inspection should be maintained. This will vary from simple visual inspection to testing by specialists. The frequency of such inspection & testing will depend upon the nature of the equipment & the degree of use. Ideally, this programme should include appliances belonging to staff. Visual inspection should include checking that extension leads & adapters are used sparingly & are not overloaded or subject to physical damage.

1

5. Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to all tenants when using new or faulty electrical equipment within their respective residential flat accommodation by checking all appliances at the start of each new tenancy for defects, frayed wiring or badly fitted plugs & remove any unsafe items.

1

6. In accordance with the Smoke-free (Premises & Enforcement) Regulations 2006, Pavilion Court RTM Company Limited should reinforce the importance of tenants, visitors & members of the public not to smoke within the premises – as per the contents of respective signed & agreed Assured Shorthold Tenancy Agreement: Terms & Conditions - Item 2.14.

1

7. Arrangements should be made to provide & erect suitable external vandal resistant stainless steel cigarette ash boxes for tenants, visitors & members of the public to deposit ash & cigarette butts adjacent to the ground floor main entrance doors to the North & South Blocks (see Photograph C).

1

8. Arrangements should be made to reduce & remove the amount of combustible materials & rubbish adjacent to the existing refuse compound within the front car park together with adequately securing or enclosing the existing refuse bins within the rear car park to prevent unauthorised persons moving the containers & obstructing any means of escape routes around the premises (see Photographs D & E).

1


9. Arrangements should be made on a regular basis to

replace &/or replenish the existing steel builders’ skip within the rear North Block car park to prevent any unauthorised persons setting light to the contents of the skip. Alternatively, arrangements should be made to provide a secure skip or steel container with a lockable cover panel/doors & locate the skip at least 6 metres away from the main building (see Photograph H).

1

10. Arrangements should be made on a regular basis to replace any broken or defective existing glazing to the upvc double glazed window units particularly at ground floor level to prevent any unauthorised persons either to enter the premises or start a fire within the premises (see Photographs J & K).

1

11. Arrangements should be made to adequately enclose the perimeter of the premises to restrict unauthorised persons access to the premises e.g. front & rear of side means of escape staircases from both the residential flat blocks & the adjacent Britannia Grand Burstin Hotel (see Photographs F & G).

2

12. Arrangements should be made to ascertain the ownership of the vehicle: Blue Honda Concerto H952 LJN currently parked within the rear car park as it does not show a vehicle road tax disc clearly in the front windscreen – checks should be made if the registered owner has registered the vehicle using the Statutory Off Road Notification (SORN) legislation (see Photograph I).

1

13. Further advice regarding reducing the risk of arson within & around the premises can be obtained from the Arson Prevention Bureau: Web: www.arsonpreventionbureau.org.uk

1

14. Consideration should be given by each tenant in providing & erecting a suitable light duty wall-mounted fire blanket conforming to BS EN 1869: 1997 to quickly deal with a small kitchen fire within the respective flat accommodation.

1

Tenants

15. Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to tenants using naked flames e.g. candles; portable electric & LPG heaters; electric cookers; electric toasters; faulty electrical equipment; computers; televisions; DVD & video players & lighting fittings within their respective residential flat accommodation.

1


16.

Arrangements should be made by the on-site Caretaker to undertake regular daily (in normal daylight hours) inspections of the existing ceiling mounted lighting fittings within the ‘common circulation areas’ throughout the entire premises to all floor levels to check & maintain the bulbs & circular lamp shades to ensure that an adequate amount of artificial light is provided to illuminate the means of escape routes etc. (see Photograph L).

1

17. Consideration should be given in replacing the existing light bulbs/fluorescent tubes with low energy compact fluorescent lamps (CFL’s) to reduce the risk of fire starting within the premises & also to reduce energy consumption where necessary (see Photograph L). Further advice can be found from the National Energy Foundation on: Web: www.nef.org.uk/energyadvice/lighting.htm

2

18. Arrangements should be made to remove all existing excessive combustible materials & debris from within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.

1

19. Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to tenants relating to unwanted mail; unwanted newspapers; waste paper; unwanted electrical goods e.g. televisions & general rubbish from being left & deposited within the ‘common circulation areas’ throughout the entire premises.

1

20. Arrangements should be made to remove & cart away the existing blue LPG cylinder within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.

1

21. Arrangements should be made to ensure that the existing respective high level electric meter cupboards within the ‘common circulation areas’ to all floor levels serving the adjacent residential flats are closed & secured at all times when not being used or examined.

1

22. Arrangements should be made to prepare & write a suitable policy regarding the control over works carried out within the premises by outside contractors e.g. risk assessments & method statements for each contractor working in the premises – this information should be provided by the individual contractor before commencing work.

1


23. No ‘hot work’ permit system is in operation where

maintenance personnel are using blowlamps, welding equipment etc. within the premises. A set of blank hot work permits should be obtained to implement a system.

1

24. Arrangements should be made to adequately secure the existing perimeter brickwork wall to the upper section of the side 1st floor means of escape short flight of steps to prevent partial collapse of the existing structure (see Photograph X).

1

25. Arrangements should be made to provide a suitable handrail to the perimeter of the side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling to ground level – the proposed handrail structures should be positioned at a height of 1100mm from the existing floor level of the staircase with infill wire mesh panels (see Photograph X).

1

26. Arrangements should be made to clear away all debris, lichen & moss growths to the existing treads & risers of the side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling (see Photograph U).

1

27. Arrangements should be made to provide suitable hazard warning yellow paint to the front nosings of the existing treads to the side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling (see Photograph U).

1

28. Arrangements should be made to ensure that the existing electrically operated magnetic door release mechanisms throughout the entire premises within the ‘common circulation areas’ fail to safety (open) & have a manual over-ride button in the event of a power failure to allow persons to pass & evacuate the premises.

1

29. Pavilion Court RTM Company Limited should reinforce the importance & fire safety issues to tenants relating to unwanted mail; unwanted newspapers; waste paper; bicycles; prams; buggies & pushchairs; unwanted electrical goods e.g. televisions & general rubbish from being left & deposited within the ‘common circulation areas’ of the entire premises.

1

30. Arrangements should be made to inspect the internal dividing/compartmentation walls/partitions between each residential flat & the adjacent ‘common circulation areas’ by a competent contractor to examine the existing construction for fire resisting qualities as this was not undertaken at the time of the inspection.

1


31. Due to the very poor dilapidated state of repair to each respective flat entrance door, resulting in a lower level of fire resistance compromising the adjacent protected ‘common circulation areas’, it is strongly recommended that every existing flat door & frame over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting doorsets in accordance with BS 476: Part 22: 1987 & the British Woodworking Federation (BWF) attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes integrity, a self-closing device & intumescent seals incorporating cold smoke brushes (see Photographs S & T).

1

32. The provision & installation of each replacement flat door & frame in accordance with the above comment should include the following:

A security lock fitted with a suitable internal thumb-turn to facilitate the tenant opening the door without a removable key;

3no. steel butts hinges in accordance with BS EN 1935: 2002 (not rising hinges);

Overhead self-closing devices in accordance with BS EN 1154: 1997;

Door handles & locks in accordance with BS EN 1906: 2010;

Intumescent strips & cold smoke seals/brushes in accordance with BS 476: Part 22: 1987 & Part 31: 1994;

A small circular door viewer to enable tenants to check the identity of the person within the adjacent corridor; &

Secure rolled steel joist vertical sections bolted to both the adjacent floor & ceiling construction to prevent unwanted vandalism & movement of the respective frame & door when in-situ.

ALL 1

33. The above doors should be checked & maintained in accordance with BS 8214: 2008 - Code of practice for fire door assemblies when installed.

2


34. Due to the very poor dilapidated state of repair to

existing doors within the ‘common circulation areas’, resulting in a lower level of fire resistance compromising the adjacent protected ‘common circulation areas’, it is strongly recommended that every existing door over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting doorsets in accordance with BS 476: Part 22: 1987 & Loss Prevention Certification Board (LPCB) LPS 1175 Security Rating 2 (tool category B) or Security Rating 3 (tool category C) attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes stability & integrity including the reinforced door frame, 4no. hinges, a single glazed vision panel, a self-closing device & intumescent seals incorporating cold smoke brushes (see Photograph R).

1

35. Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates the existing ceilings, walls & floors throughout the entire premises within the ‘common circulation areas’, fire stopping products conforming to BS 476 or BS EN 13501: Part 1: 2002 should be used to infill the respective openings to prevent flames & smoke from spreading from one part of the premises to another (see Photographs M, N, O & P).

1

36. It could not be determined at the time of the inspection of the proposed surface areas of the wall, ceiling & floor linings within the ‘common circulation areas’ of the premises in accordance with The Building Regulations 2000 – Approved Document B: Fire safety (Volume 1) – Dwellinghouses 2006 edition: B2 Table 1 - Classification of linings: National class 1; Table A6 & Table A8 – Use 7 definitions of non-combustible materials & Typical performance ratings of some generic materials & products (see Photographs M, N, O & P).

2

37. Careful consideration should be given by Pavilion Court RTM Company Limited if they wish to supply & erect curtains & drapes within the ‘common circulation areas’ to all floor levels to cover the existing windows in accordance with BS 5867: Part 2: 1980 – Specification for curtains & drapes. Flammability requirements.

1

38. Arrangements should be made to provide suitable galvanised steel cable trays &/or boxed conduit to enclose the existing collection of cables & wires at high level running down the full length of the ‘common circulation areas’ where necessary (see Photograph Q).

1


39. Pavilion Court RTM Company Limited are considering installing a mineral fibre suspended ceiling throughout the entire premises in lieu of the existing collection of ceiling finishes – the suggested suspended ceiling construction should attain a fire resistance of 30 minutes integrity & insulation.

2

40. Arrangements should be made to undertake an emergency lighting survey of the entire premises internally & externally to ascertain the levels of luminance & to provide recommendations for additional escape lighting in accordance with BS 5266: Part 1: 2005 as necessary.

1

41. Arrangements should be made to provide suitable non-maintained emergency lighting fittings above the final fire exit doors at ground level & 1st floor level (side means of escape route leading to the short flight of steps) including the perimeter footpaths leading to the respective external fire ‘Assembly Points’ together within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.

1

42. It was noted during the inspection of the premises that several existing ceiling mounted emergency lighting fittings were not clearly showing their respective red LED bulb to indicate that the battery cell is being charged continuously by the mains power supply e.g. 3rd floor North & South ‘common circulation areas’; 2nd floor North & South ‘common circulation areas; 1st floor North & South ‘common circulation areas & ground floor North & South ‘common circulation areas’. It is recommended that these faulty fittings are replaced immediately with a new fitting having a green LED indicator bulb similar to the recently installed luminaires in accordance with BS 5266: Part 1: 2005.

ALL 1

43. In accordance with the Smoke-free (Signs) Regulations 2007, Pavilion Court RTM Company Limited should provide & erect suitable hazard warning signage throughout the ‘common circulation areas’ of the entire premises indicating that smoking is prohibited within Pavilion Court.

1


44. Additional fire safety signage is required within the

premises as follows: External fire ‘Assembly Point’ signs within the

front & rear Car Parks; ‘Fire action notices’ to the rear face of each flat

entrance door; ‘Fire action notices’ at prominent positions

within the ‘common circulation areas’ e.g. staircase landing to all floor levels;

‘Fire door keep locked’ signs missing to internal panels e.g. existing vertical electrical service riser panels & the internal understairs small store cupboards;

‘Fire exit directional’ signage missing at all changes in direction & floor levels within the ‘common circulation areas’ e.g. corridors & staircases landings to all floor levels;

Final ‘Fire exit’ signs missing internally above the final fire exit doors e.g. ground floor main entrance doors to the North & South Blocks together with the side final fire exit below the 1st floor external staircase;

‘Fire exit keep clear’ signs missing to the final fire exit ground floor doors e.g. North Block, South Block, side of North Block facing the Britannia Grand Burstin Hotel & the existing timber door between the former old parts of Britannia Grand Burstin Hotel;

‘Floor indicator’ signs e.g. 3rd Floor Staircase North to all floor levels & staircases; &

‘Electric hazard’ warning signs to each respective high level electric meter cupboard within the ‘common circulation areas’ to all floor levels; the internal vertical electric service risers & the ground floor side ground floor main incoming electric/meter room below the 1st floor external staircase.

The above fire safety signage should be in accordance with BS 5499 Parts 1, 4 & 5 & The Health & Safety (Safety Signs & Signals) Regulations 1996.

ALL 1

45. Arrangements should be made to position all ‘fire exit directional’ & ‘final fire exit’ signage above the respective door openings to the existing masonry & not place them directly to the respective internal doors.

1


46. It was noted during the inspection of the premises

that a regular fault was appearing upon the existing fire alarm control panel within the ground floor Main Entrance Lobby to the South Block due to recent vandalism by several tenants. The Caretaker quickly responded to this concern by attempting to reset the control panel & then telephoned the fire alarm service contractor for advice & assistance. The fault should be rectified as soon as possible to safeguard the safety of all residents of Pavilion Court.

1

47. Due to recent vandalism by several tenants who on a regular daily basis damage & activate the existing collection of wall-mounted fire alarm break glass points causing the fire alarm to be actuated & sound, it has been decided by Pavilion Court RTM Company Limited in conjunction with AJM Fire Risk Assessment Services to temporarily disconnect then remove the existing fire alarm break glass points in lieu of the proposal to increase the coverage of the automatic fire detection (AFD) installations to Grade A ‘LD2’.

1

48. Arrangements should be made to provide suitable fire alarm zone plans adjacent to the existing fire alarm panels indicating the available zones within the entire premises – wall-mounted & suitably laminated in plastic pouches.

1

49. The existing AFD installations consisting of smoke detectors should be increased from ‘L4’ to a minimum coverage of ‘LD2’ throughout the entire premises consisting of a Grade A ‘LD2’ system in accordance with BS 5839: Part 6: 2004 consisting of additional smoke detectors within the ‘common circulation areas’ & a combined heat detector/sounder within each flat opening onto the escape route (interlinked). The audibility of the installed combined heat detector/sounder should attain 75dB at all bed heads when all doors are shut to arouse sleeping persons & 65dB at an occupied point in the building or 5dB above the background noise.

1

50. Arrangements should be made to provide & install suitable Grade F ‘LD3’ domestic battery operated smoke detectors in accordance with BS 5446: Part 1: 2000 within each flat not interlinked to provide early warning to persons sleeping & residing within the premises.

1

Pavilion Court RTM Company Limited & Tenants


51. Arrangements should be made to remove & cart away

all of the existing ceiling & wall-mounted domestic battery operated smoke detectors within the ‘common circulation areas’ throughout the entire premises to all floor levels as they are deemed unnecessary.

1

52. Arrangements should be made to clean & remove all greasy deposits to the existing ceiling mounted smoke detectors to enable them to correctly operate if smoke is detected within the ‘common circulation areas’ of the premises to all floor levels (see Photograph W).

1

53. Arrangements should be made to resecure all existing high level wall-mounted automatic smoke detectors & fire alarm sounders throughout the entire premises to all floor levels due to vandalism. Consideration should be given in providing & installing suitable galvanised steel wired cages surrounding the components to deter persons from tampering with & vandalising the components (see Photograph V).

1

54. Arrangements should be made to provide a suitable hard wired smoke detector within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.

1

55. Consideration should be given in providing & erecting suitable wall-mounted fire extinguishers within the existing staircase landings to each floor level of both the North & South Blocks within polyethylene fire extinguisher cabinets including twin vision panels for at-a-glance identification, anti tamper plastic toggles & an alarm system linked directly to the Caretaker’s Flat to warn him of anyone tampering with the equipment. The fire extinguisher cabinets should contain typically a 6 litre foam fire extinguisher conforming to BS EN 3-7.

1

56. Due to the very poor dilapidated state of repair to the entire premises, resulting in a lower level of fire resistance in the protected ‘common circulation areas’ to all floor levels, together with the aptitude & poor attitude of the existing tenants, Pavilion Court RTM Company Limited should seek the advice of Kent Fire & Rescue Service about the provision of the passive fire precautionary items e.g. fire extinguishers.

1

57. Arrangements should be made to provide suitable portable fire extinguishers for the use of the Caretaker in the event of fire to be kept within Flat 101 e.g. 2no. 6 litre foam & 2no. 2kg carbon dioxide fire extinguishers.

1


58. Arrangements should be made to provide a suitable

wall-mounted 2kg carbon dioxide portable fire extinguisher within the ground floor main incoming electric/meter room beneath the 1st floor side means of escape short flight of steps.

1

59. Kent Fire & Rescue Service supports the use of sprinklers to reduce the impact & loss of fire; & they recommend the installation of a sprinkler system at Pavilion Court. The installation of a residential sprinkler system is considered to be a valuable enhancement to protect building occupants & limit the fire damage to the premises. The installation of a domestic sprinkler system in accordance with BS 9251: 2005 Sprinkler systems for residential & domestic occupancies – Code of practice would provide protection from fire to individual flats. Residential & domestic sprinkler fire systems installed in accordance with the British Standard consist of a water supply, backflow prevention valve (check valve), stop valve, priority demand valve (where required), automatic alarm system (both internal & external) & pipework to quick response sprinkler heads. The sprinklers are fitted at specified locations, the appropriate sprinkler type being used for each location. Sprinklers operate at pre-determined temperatures to discharge water over a known area below. The flow of water thus initiated causes the sounding of an alarm. Only those sprinklers operate which are individually heated above their operating temperature by the heat from the fire. The provision of a sprinkler system does not negate the need for other fire precautions or practical measures, which may include structural fire resistance, escape routes, smoke or heat detectors & safe housekeeping practices. Even with the installation of a sprinkler system, normal actions on the discovery of a fire should be taken, such as immediate evacuation of the premises & the calling of the fire service. The sprinkler system should be turned off by the fire service when it is deemed safe to do so. Kent Fire & Rescue Service are not in a position to assist with funds to install a sprinkler system to the entire residential flat accommodation. However, financial assistance may be available through a ‘fund matching grant’ for a system installation to a single dwelling in order to protect vulnerable persons identified as requiring additional protection. Should Pavilion Court RTM Company Limited wish to consider this, you are strongly recommended to facilitate a meeting with the local Kent Fire & Rescue Service Technical Headquarters & the respective Technical Officer to provide further

ALL 1


details – all as per their E-mail dated 28/08/09.


60. In the professional opinion of AJM Fire Risk

Assessment Services, the premises should have the use & facility of a full-time on-site Caretaker to check & maintain the existing AFD installations together with undertaking regular daily inspections of the means of escape routes (‘common circulation areas’), internal fire doors, emergency lighting installations & the external means of escape routes etc. to act quickly & proficiently quickly to safeguard the safety of all tenants & visitors & to protect the premises from fire.

1

61. Pavilion Court RTM Company Limited (Dr. David Price – Director) have been appointed to undertake a full review exercise of the existing fire safety documentation for the premises & are in the process of updating the available information.

1

62. Pavilion Court RTM Company Limited (Dr. David Price – Director) have been advised to write & prepare a suitable Emergency Evacuation Plan ensuring that the premises have been evacuated by all occupants e.g. Fire Wardens.

1

63. Pavilion Court RTM Company Limited (Dr. David Price – Director) have been advised to write & prepare a suitable risk assessment for young persons working within the premises.

1

64. Arrangements should be made for the on-site Caretaker to receive training from a training provider to use all types of fire extinguishers & fire blankets.

1

65. The on-site Caretaker should receive training from an approved training provider to assist with the evacuation of the entire premises. Suitable records should be maintained of all training courses provided.

1

66. Bearing in mind the occupancy & use of the premises, at least two fire drills per year at regular six monthly intervals at low levels of risk should be undertaken & recorded in the existing site based fire logbook for future reference.

1 & 2


67.

Arrangements should be made to undertake the following activities before carrying out a formal fire drill:

Ensure that equipment can be left safely; Nominate observers; Prevent unintentional fire brigade attendance; Record the weather conditions; Record the actual time the fire drill commenced

& was completed; Check that all external routes to ensure that

there are no hazards or conditions that may cause an accident;

Check that the presence of the fire alarm maintenance & service engineers is not required to reset the fire alarm or building services; &

Circulate details concerning the fire drill & inform all tenants & staff of their duties to participate.

The above list is only for information & guidance & is not meant to be exhaustive.

1 & 2

68. Although regular testing & maintenance of the existing fire alarm & detection installations is being undertaken by Absolute Security Limited in Maidstone - suitable records should be made available on site for future reference.

1 & 2

69. Monthly testing is not being undertaken of the existing emergency lighting installations within the premises by the on-site Caretaker & suitable records are not being maintained.

1

70. Annual testing & maintenance of the existing escape lighting installations is not being undertaken by a competent contractor. Arrangements should be made to appoint a competent contractor to test & maintain the existing emergency lighting installations on an annual basis in accordance with BS 5266: Part 1: 2005.

2

71. The existing site based fire logbook should be kept up to date e.g. fire drills, staff fire training, fire alarm tests, escape lighting tests, fire extinguishers, etc. by the on-site Caretaker or other appointed Pavilion Court RTM Company Limited persons.

1 & 2


72.

Consideration should be given to providing a Premises Information Box System for use by the Fire & Rescue Service, in accordance with BS 9999: 2008 externally adjacent to the Main Entrance of the South Block. The box should contain the following types of documents:

Emergency procedures; Fire risk assessment; Contingency plans; Insurance documents; A detailed floor plan of the entire premises; A location plan of all utility supplies e.g.

electric switches, gas isolation valves & water stop cocks;

Asbestos register; Water quality register; List of all utility providers/suppliers; & Access keys & numbered codes doors &

panels for the Fire & Rescue Service (& other emergency services in attendance).

The above list is provided for information & guidance & is not meant to be exhaustive.

ALL 2

73.

Arrangements should be made to maintain all vehicular access to the front, rear & side of the premises (bearing in mind the existing management of the car parking facilities for the tenants) for the Fire & Rescue Service & other emergency services.

1


32.0

PHOTOGRAPHS

A. View of front elevation of the South Block to Pavilion Court, Marine Terrace, Folkestone.

B.

View of front elevation of North Block to Pavilion Court, Marine Terrace, Folkestone.

C.

Arrangements should be made to provide & erect suitable external vandal resistant stainless steel cigarette ash boxes for tenants, visitors & members of the public to deposit ash & cigarette butts adjacent to the ground floor main entrance doors to the North & South Blocks.

D. Arrangements should be made to reduce & remove the amount of combustible materials & rubbish adjacent to the existing refuse compound within the front car park together with adequately securing or enclosing the existing refuse bins within the rear car park to prevent unauthorised persons moving the containers & obstructing any means of escape routes around the premises

E. Arrangements should be made to reduce & remove the amount of combustible materials & rubbish adjacent to the existing refuse compound within the front car park together with adequately securing or enclosing the existing refuse bins within the rear car park to prevent unauthorised persons moving the containers & obstructing any means of escape routes around the premises

F. Arrangements should be made to adequately enclose the perimeter of the premises to restrict unauthorised persons access to the premises e.g. front & rear of side means of escape staircases from both the residential flat blocks & the adjacent Britannia Grand Burstin Hotel.

G. Arrangements should be made to adequately enclose the perimeter of the premises to restrict unauthorised persons access to the premises e.g. front & rear of side means of escape staircases from both the residential flat blocks & the adjacent Britannia Grand Burstin Hotel.

H. Arrangements should be made on a regular basis to replace &/or replenish the existing steel builders’ skip within the rear North Block car park to prevent any unauthorised persons setting light to the contents of the skip. Alternatively, arrangements should be made to provide a secure skip or steel container with a lockable cover panel/doors & locate the skip at least 6 metres away from the main building

I. Arrangements should be made to ascertain the ownership of the vehicle: Blue Honda Concerto H952 LJN currently parked within the rear car park as it does not show a vehicle road tax disc clearly in the front windscreen – checks should be made if the registered owner has registered the vehicle using the Statutory Off Road Notification (SORN) legislation.


J. Arrangements should be made on a regular basis to replace any broken or defective existing glazing to the upvc double glazed window units particularly at ground floor level to prevent any unauthorised persons either to enter the premises or start a fire within the premises.

K. Arrangements should be made on a regular basis to replace any broken or defective existing glazing to the upvc double glazed window units particularly at ground floor level to prevent any unauthorised persons either to enter the premises or start a fire within the premises.

L. Arrangements should be made by the on-site Caretaker to undertake regular daily (in normal daylight hours) inspections of the existing ceiling mounted lighting fittings within the ‘common circulation areas’ throughout the entire premises to all floor levels to check & maintain the bulbs & circular lamp shades to ensure that an adequate amount of artificial light is provided to illuminate the means of escape routes etc.

M. Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates the existing ceilings, walls & floors throughout the entire premises within the ‘common circulation areas’, fire stopping products conforming to BS 476 or BS EN 13501 should be used to infill the respective openings to prevent flames & smoke from spreading from one part of the premises to another.

N. Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates the existing ceilings, walls & floors throughout the entire premises within the ‘common circulation areas’, fire stopping products conforming to BS 476 or BS EN 13501 should be used to infill the respective openings to prevent flames & smoke from spreading from one part of the premises to another.

O. Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates the existing ceilings, walls & floors throughout the entire premises within the ‘common circulation areas’, fire stopping products conforming to BS 476 or BS EN 13501 should be used to infill the respective openings to prevent flames & smoke from spreading from one part of the premises to another.

P. Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates the existing ceilings, walls & floors throughout the entire premises within the ‘common circulation areas’, fire stopping products conforming to BS 476 or BS EN 13501 should be used to infill the respective openings to prevent flames & smoke from spreading from one part of the premises to another.

Q. Arrangements should be made to provide suitable galvanised steel cable trays &/or boxed conduit to enclose the existing collection of cables & wires at high level running down the full length of the ‘common circulation areas’ where necessary.

R. Due to the very poor dilapidated state of repair to existing doors within the ‘common circulation areas’, resulting in a lower level of fire resistance compromising the adjacent protected means of escape routes e.g. corridors & lobbies to all floor levels, it is strongly recommended that every existing door over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting doorsets in accordance with BS 476: Part 22: 1987 & Loss Prevention Certification Board (LPCB) LPS 1175 Security Rating 2 (tool category B) or Security Rating 3 (tool category C) attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes stability & integrity including the reinforced door frame, 4no. hinges, a single glazed vision panel, a self-closing device & intumescent seals incorporating cold smoke brushes.


S. Due to the very poor dilapidated state of repair to each respective flat entrance door, resulting in a lower level of fire resistance compromising the adjacent protected means of escape routes e.g. corridors & lobbies to all floor levels, it is strongly recommended that every existing flat door & frame over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting doorsets in accordance with BS 476: Part 22: 1987 & the British Woodworking Federation (BWF) attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes integrity, a self-closing device & intumescent seals incorporating cold smoke brushes.

T. Due to the very poor dilapidated state of repair to each respective flat entrance door, resulting in a lower level of fire resistance compromising the adjacent protected means of escape routes e.g. corridors & lobbies to all floor levels, it is strongly recommended that every existing flat door & frame over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting doorsets in accordance with BS 476: Part 22: 1987 & the British Woodworking Federation (BWF) attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes integrity, a self-closing device & intumescent seals incorporating cold smoke brushes.

U. Arrangements should be made to clear away all debris, lichen & moss growths to the existing treads & risers of the side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling. Arrangements should be made to provide suitable hazard warning yellow paint to the front nosings of the existing treads to the side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling.

V. Arrangements should be made to resecure all existing high level wall-mounted automatic smoke detectors & fire alarm sounders throughout the entire premises to all floor levels due to vandalism. Consideration should be given in providing & installing suitable galvanised steel wired cages surrounding the components to deter persons from tampering with & vandalising the components.

W. Arrangements should be made to clean & remove all greasy deposits to the existing ceiling mounted smoke detectors to enable them to correctly operate if smoke is detected within the ‘common circulation areas’ of the premises to all floor levels.

X. Arrangements should be made to adequately secure the existing perimeter brickwork wall to the upper section of the side 1st floor means of escape short flight of steps to prevent partial collapse of the existing structure. Arrangements should be made to provide a suitable handrail to the perimeter of the side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling to ground level – the proposed handrail structures should be positioned at a height of 1100mm from the existing floor level of the staircase with infill wire mesh panels.


Photograph C Arrangements should be made to provide & erect suitable external vandal resistant

stainless steel cigarette ash boxes for tenants, visitors & members of the public to deposit ash & cigarette butts adjacent to the ground floor main entrance doors

to the North & South Blocks.


Photograph D Arrangements should be made to reduce & remove the amount of combustible

materials & rubbish adjacent to the existing refuse compound within the front car park together with adequately securing or enclosing the existing refuse bins within the

rear car park to prevent unauthorised persons moving the containers & obstructing any means of escape routes around the premises.


Photograph E Arrangements should be made to reduce & remove the amount of combustible

materials & rubbish adjacent to the existing refuse compound within the front car park together with adequately securing or enclosing the existing refuse bins within the

rear car park to prevent unauthorised persons moving the containers & obstructing any means of escape routes around the premises.


Photograph F Arrangements should be made to adequately enclose the perimeter of the premises

to restrict unauthorised persons access to the premises e.g. front & rear of side means of escape staircases from both the residential flat blocks

& the adjacent Britannia Grand Burstin Hotel.


Photograph G Arrangements should be made to adequately enclose the perimeter of the premises

to restrict unauthorised persons access to the premises e.g. front & rear of side means of escape staircases from both the residential flat blocks

& the adjacent Britannia Grand Burstin Hotel.


Photograph H Arrangements should be made on a regular basis to replace &/or replenish the

existing steel builders’ skip within the rear North Block car park to prevent any unauthorised persons setting light to the contents of the skip.

Alternatively, arrangements should be made to provide a secure skip or

steel container with a lockable cover panel/doors & locate the skip at least 6 metres away from the main building.


Photograph I Arrangements should be made to ascertain the ownership of the vehicle:

Blue Honda Concerto H952 LJN currently parked within the rear car park as it does not show a vehicle road tax disc clearly in the front windscreen

– checks should be made if the registered owner has registered the vehicle using the Statutory Off Road Notification (SORN) legislation.


Photograph J Arrangements should be made on a regular basis to replace any broken or

defective existing glazing to the upvc double glazed window units particularly at ground floor level to prevent any unauthorised persons either to enter the premises

or start a fire within the premises.


Photograph K Arrangements should be made on a regular basis to replace any broken or

defective existing glazing to the upvc double glazed window units particularly at ground floor level to prevent any unauthorised persons either to enter the premises

or start a fire within the premises.


Photograph L Arrangements should be made by the on-site Caretaker to undertake regular daily

(in normal daylight hours) inspections of the existing ceiling mounted lighting fittings within the ‘common circulation areas’ throughout the entire premises to all floor levels

to check & maintain the bulbs & circular lamp shades to ensure that an adequate amount of artificial light is provided to illuminate the means of escape routes etc.


Photograph M Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates

the existing ceilings, walls & floors throughout the entire premises within the ‘common circulation areas’, fire stopping products conforming to BS 476 or

BS EN 13501 should be used to infill the respective openings to prevent flames & smoke from spreading from one part of the premises to another.


Photograph N Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates




Photograph O Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates




Photograph P Where holes, apertures, cables trays, cabling, pipework, ducting etc. penetrates




Photograph Q Arrangements should be made to provide suitable galvanised steel cable trays &/or

boxed conduit to enclose the existing collection of cables & wires at high level running down the full length of the ‘common circulation areas’ where necessary.


Photograph R Due to the very poor dilapidated state of repair to existing doors within the

‘common circulation areas’, resulting in a lower level of fire resistance compromising the adjacent protected means of escape routes e.g. corridors & lobbies to all floor levels,

it is strongly recommended that every existing door over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting doorsets in accordance

with BS 476: Part 22: 1987 & Loss Prevention Certification Board (LPCB) LPS 1175 Security Rating 2 (tool category B) or Security Rating 3 (tool category C)

attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes stability & integrity including the reinforced door frame, 4no. hinges, a single glazed vision panel, a self-closing

device & intumescent seals incorporating cold smoke brushes.


Photograph S Due to the very poor dilapidated state of repair to each respective flat entrance door,

resulting in a lower level of fire resistance compromising the adjacent protected means of escape routes e.g. corridors & lobbies to all floor levels, it is strongly

recommended that every existing flat door & frame over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting

doorsets in accordance with BS 476: Part 22: 1987 & the British Woodworking Federation (BWF) attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes integrity, a self-

closing device & intumescent seals incorporating cold smoke brushes.


Photograph T Due to the very poor dilapidated state of repair to each respective flat entrance door,

resulting in a lower level of fire resistance compromising the adjacent protected means of escape routes e.g. corridors & lobbies to all floor levels, it is strongly

recommended that every existing flat door & frame over a period of time (at the discretion of Pavilion Court RTM Company Limited) is replaced with fire resisting

doorsets in accordance with BS 476: Part 22: 1987 & the British Woodworking Federation (BWF) attaining 30 minutes fire resistance e.g. FD30SCS – having 30 minutes integrity, a self-

closing device & intumescent seals incorporating cold smoke brushes.


Photograph U Arrangements should be made to clear away all debris, lichen & moss growths to the existing treads & risers of the side 1st floor means of escape short flight of steps to

prevent persons from tripping &/or falling.

Arrangements should be made to provide suitable hazard warning yellow paint to the front nosings of the existing treads to the side 1st floor means of escape short

flight of steps to prevent persons from tripping &/or falling.


Photograph V Arrangements should be made to resecure all existing high level wall-mounted automatic smoke detectors & fire alarm sounders throughout the entire premises to all floor levels

due to vandalism. Consideration should be given in providing & installing suitable galvanised steel wired cages surrounding the components to deter persons from

tampering with & vandalising the components.


Photograph W Arrangements should be made to clean & remove all greasy deposits to the existing

ceiling mounted smoke detectors to enable them to correctly operate if smoke is detected within the ‘common circulation areas’ of the premises to all floor levels.


Photograph X Arrangements should be made to adequately secure the existing perimeter brickwork

wall to the upper section of the side 1st floor means of escape short flight of steps to prevent partial collapse of the existing structure.

Arrangements should be made to provide a suitable handrail to the perimeter of the

side 1st floor means of escape short flight of steps to prevent persons from tripping &/or falling to ground level – the proposed handrail structures should be positioned at a height of 1100mm from the existing floor level of the staircase

with infill wire mesh panels.


33.0

AJM FIRE RISK ASSESSMENT SERVICES CONTACT DETAILS


Should you require any assistance or advice regarding the contents of this Fire Risk Assessment Report, please contact me:

Alistair J. Milner B.Sc. (Hons) AIFireE MIFSM MIFPO ACMI

Fire Safety Consultant

AJM Fire Risk Assessment Services

‘Roubaix’

10 Gainsborough Mews Kidderminster Worcestershire

DY11 6PZ

Tel: +44 (0)845 658 8467 Fax: +44 (0)1562 638699

Mobile: +44 (0)7899 998857

E-Mail: [email protected]

Web: www.ajm-firerisk.co.uk

Alistair J. Milner B.Sc. (Hons) AIFireE MIFSM MIFPO ACMI

Registered Fire Risk Assessor for Life Safety of the Institution of Fire Engineers Registered Fire Risk Assessor of the Institute of Fire Safety Managers


34.0

LOCAL FIRE & RESCUE SERVICE CONTACT DETAILS

Local Fire Station:

Kent Fire & Rescue Service Folkestone Fire Station Park Farm Road Folkestone Kent CT19 5LT Officer in Charge: David Brown Telephone No: 01303 259021 Folkestone Group Fire Safety Office: Kent Fire & Rescue Service Folkestone Fire Station Park Farm Road Folkestone Kent CT19 5LT Fire Safety Manager: Dave Osbourne Telephone No: 01303 227201 Fax: 01622 203904 E-Mail: [email protected] Web: www.kent.fire-uk.org


Other important contact details: Folkestone Hythe & Romney Marsh Shepway District Council Civic Centre Castle Hill Avenue Folkestone Kent CT20 2QY

Telephone No: 01303 853000

Fax No: 01303 245978

E-Mail: Unknown

Web: www.shepway.gov.uk

Shepway District Council Housing Department: Telephone No: 01303 853700 Lead enforcing authority for fire safety: All self-contained flats - concerns should be dealt with by Shepway District Council Housing Department under the Local Government Act 1972 Section 101. Shepway District Council Environment Department: (e.g. anti-social behaviour, abandoned vehicles, dog fouling & litter etc.) Telephone No: 01303 858660 Shepway District Environmental Health Department: (e.g. noise nuisance) Telephone No: 01303 853549


Kent Police: Non 999 calls: 01303 850055 or 01622 690690 Emergency calls: 999 or 112 (from a mobile phone handset) Local Police Station: Folkestone Police Station Bouverie House Bouverie Road West Folkestone Kent CT20 2SG Hours of opening: Monday to Friday - 0800 to 2000hrs; & Sunday – 0800 to 1800hrs. E-Mail: [email protected] Crimestoppers: Freephone: 0800 555 111


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fire risk assessment report - pavilion courtpavilion-court.co.uk/assets/files/fire risk... · fire...

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