Salix Homes
Fire Risk Assessment
for
Riverbank Tower
Salford
M3 7JY
Presented by:
Pennington Choices Ltd
First Floor Office Suite
Charter House
Victoria Road
Runcorn
Cheshire
WA7 5SS
t:
01928 568 842
f:
01928 577 702
e: [email address]
w: www.pennington.org.uk
Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
Contents
1.0
Introduction ................................................................................................ 3
2.0
Background................................................................................................ 5
3.0
The Inspection ........................................................................................... 7
4.0
The Report ................................................................................................. 8
5.0
Elemental Summary................................................................................... 9
6.0
Main Summary......................................................................................... 13
Appendix 1…………………………………………………………………...Scott Schedule
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
1.0
Introduction
1.1
The Client
Salix Homes.
1.2
The Property
The property is Riverbank Tower, Salford, M3 7JY.
1.3
Date of Inspection
The property was inspected on 11th December 2008.
1.4
Brief Description
The property comprises a 16 storey block of flats. The property is understood
to have been built c1970, and comprises 92 purpose-built residential flats,
with 6 flats per floor.
The property appeared to be of reinforced concrete modular construction,
with two lift shafts, and a single accommodation/Means of Escape staircase.
Each floor is logically laid out, with a corridor around a central core housing
the staircase, lifts, refuse chute, and service risers. The corridor on each floor
is lobbied, each side serving three flats.
The property provides residential accommodation.
1.5
Proposal
A proposal letter dated 21 October 2008 was submitted to Salix Homes
offering surveying services.
1.6
Limitations
The Report is for the sole use of the named Client and is confidential to the
Client and their professional advisors. Consequently, no responsibility can be
accepted to any other party in respect of its contents in whole or in part and
the Contracts (Rights of Third Parties) Act 1999 shall not apply. Before the
Report or any part is reproduced or referred to in any document, our written
approval as to the form and content must be obtained.
The assessment does not provide any indication of the condition of the
building or its elements, fixtures or fittings, and is not for any statutory
purpose.
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
The report summary provides an overview of the appended Fire Risk
Assessment Schedule, highlighting significant and recurrent issues. Any
generalisations made within the summary have been made by the surveyor
using their judgement and based on the information recorded in the Fire Risk
Assessment report.
The appended Schedule takes a general approach, recording the information
deemed appropriate or relevant at the time of the inspection, following
structured prompts. Where there may be a subjective judgement required, the
surveyor has made this using their professional opinion based on the
circumstances at the time of the inspection.
1.7
Fees and Expenses
The Client will pay Pennington Choices Limited the agreed fee for the Report
inclusive of VAT and disbursements.
1.8
Complaints
The Company has a full complaints procedure and in the unlikely event of a
complaint arising, please contact the author regardless of the issue who will
be pleased to assist. If however, you cannot resolve the issue in this manner,
please write to Mr Mark Seaborn, Managing Director.
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
2.0
Background
The Fire Precautions (Workplace) Regulations 1997, as amended by the Fire
Precautions (Workplace) (Amendment) Regulations 1999.
The regulations are designed to provide for a minimum fire safety standard in
places where people work, including shared areas, workplace facilities, and
the means of access to that workplace. This has been achieved by amending
‘The Management of Health and Safety at Work Regulations 1992’ which
requires all employers to conduct a risk assessment regarding health and
safety matters and if you employ more than five persons it has to be a written
assessment. The 1997 regulations now require you to consider the Fire
Safety aspect (i.e. Part II of the 1997 regulations) as part of the risk
assessment or as an addition to it.
In December 1999 the Fire Precautions (Workplace) (Amendments)
Regulations 1999 came into force. These amendments brought larger
employers, (those requiring a Fire Certificate), within the scope of these
regulations and subsequently requiring them to carry out a fire risk
assessment.
In 2005 the Regulatory Reform (Fire Safety) Order 2005 came into force.
The Order covers general fire precautions and other fire safety duties which
are needed to protect ‘relevant persons’ in case of fire in and around most
‘premises’. The Order replaces previous fire safety legislation. Any fire
certificate issued under the Fire Precautions Act 1971 ceased to have any
effect. You must carry out a fire risk assessment and keep it up to date to
ensure that all the fire precautions in your premises remain current and
adequate.
If a Fire Risk Assessment had been carried out under the Fire Precautions
(Workplace) Regulations 1997, as amended 1999, and this assessment has
been regularly reviewed, this should be revised the fire risk assessment
taking into account the wider scope of the Regulatory Reform (Fire Safety)
Order 2005.
2.1
Responsibility for Enforcement of the Fire Safety Order
Local fire and rescue authorities (the fire and rescue service) have
responsibility for the supervision and enforcement of the regulations. It is,
however, the employer’s duty to identify and take appropriate measures to
comply with the Regulations. In our opinion, Salix Homes have a
responsibility to comply with the Order.
The Fire Safety Order requires employers to carry out a Fire Risk
Assessment to:
•
Identify the fire hazards.
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
•
Reduce the risk of those hazards causing harm to as low as is
reasonably practicable.
•
To decide what physical fire precautions and management
arrangements are necessary to ensure the safety of people in your
premises if a fire does start.
•
Provide and maintain: means for detecting fire; Means of Escape;
emergency lighting; fire safety signs; and fire fighting equipment.
•
Monitor and review the risk assessment.
•
Inform staff including providing training.
•
Plan for an emergency.
•
Nominate persons to assist.
Failure to comply with the Regulations, resulting in one or more persons
being placed at serious risk is a criminal offence in itself and in these cases
the fire and rescue authority may consider immediate enforcement action
and/or secure prosecution of the offence via the court.
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
3.0
The Inspection
3.1
Inspection
The aim is to follow a normal and logical approach, entry and route through
the building and make a visual assessment of the premises with regard to
adequacy of fire safety.
3.2
Limitations
The inspection will be restricted to those communal areas agreed with the
Client and specified in the brief. The inspection specifically excludes private
flats or dwellings or premises outside the communal areas within the
responsibility of the Client.
3.3
Recording
The Fire Risk Assessment is undertaken with a checklist that has been drawn
up to reflect fire safety measures as described by ‘Fire Safety Risk
Assessment– Sleeping Accommodation’ published by HM Government.
3.4
Consultation
The Block Superintendent for the premises was consulted briefly over fire
safety issues relating to the premises.
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
4.0
The Report
4.1
Reporting
Unless agreed otherwise at the time of instruction, comments are to assist
you to meet your duties under the Fire Precautions (Workplace) Regulations
1997 as amended by the Fire Precautions (Workplace)(Amendment)
Regulations 1999.
4.2
Costs
The Report does not include any detailed costing or estimates, and for these
reasons any advice on the cost or scope given will be based on ‘spot prices’
only for guidance and would exclude allowances for Preliminaries,
Contingency Sums, professional fees and VAT.
4.3
Action
Each item has been given a priority weighting to categorise and assist
scheduling improvement work. Our definitions are as follows:
A
Immediate - Urgent action required to reduce or eliminate serious
threats to Fire Safety. Failure to act may contravene statutory
requirements and could lead to the issue of notices of legal
proceedings by the Enforcing Authority.
B
Improvement Required - Short to medium term action required.
Planned Action required to reduce, or remove lesser but real threats
to Fire Safety. Contravention may lead to the issue of Notices, legal
proceedings or a letter by the Enforcing Authority.
C
Improvement Required - Plan as part of a program of similar work,
repair or renewal. Action desirable to demonstrate that precautions or
techniques are consistent with good Fire Safety controls and practice.
Serious harm unlikely.
D
Management - An issue of policy or procedure to be addressed by
Management.
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
5.0
Elemental Summary
5.1
Fire Hazards
The main sources of ignition in the building are the electrical switchgear, and
lift motor room equipment. Where possible, sources of ignition should be
removed from the building. If this is not possible, management controls must
be put in place to restrict unauthorised access, remove contact with
combustible materials, improve warning capabilities, and provide regular
maintenance.
Flats within the building are understood to have gas central heating, with
each flat having a central heating boiler. Residents who have gas fired
appliances should provide evidence of regular servicing by a CORGI
registered gas engineer.
Stored items and furniture in communal areas can be a source of fuel and
can obstruct the Means of Escape, in case of emergency. A sofa was noted
in a lobby on the 8th floor. This must be removed. The Building
Superintendent was advised of this, at the time of the inspection. It is
understood that the Block Superintendent undertakes daily inspections to
check that all communal areas and escape routes are kept clear.
Bin stores are locations which are at potential risk from arson. Bin stores and
other plant rooms must be maintained locked.
5.2
People who are at significant risk from fire
There is understood to be a ‘Stay-put’ fire policy for occupants of flats,
whereby the degree of fire compartmentation is such that any potential fire is
likely to be contained. See also the points under the Heading ‘Means of
Escape’.
5.3
Structural Features
The building construction comprises non-combustible construction, i.e.
elements of structure; floors, walls and staircases, comprise supporting
structure of brick or concrete. The construction of the escape routes should
prevent the fabric of the building from being involved in the spread of any fire
which may occur.
5.4
Monitoring during maintenance and refurbishment
Sources of heat or combustible materials may be introduced into the building
during periods of maintenance or refurbishment. Where maintenance or
refurbishment involves ‘hot works’, careful control is necessary. Method
statements for safe working should be requested from the contractor and
approved prior to commencement, and a Permit to Work system should be
put in place. Furthermore, all materials brought onto the site in connection
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
with the works should be stored away from sources of heat and must not
obstruct exit routes.
As part of the Permit to Work system, contractors visiting the building should
be logged in and out, to ensure that security staff are alert to their presence in
the building in an emergency, when a contractor may be working in remote
plant areas.
5.5
Fire Detection and Warning
The degree of fire compartmentation and the non-combustible construction is
such that the installation of fire alarms in communal areas is not required
under the guidance given in HM Government ‘Fire Safety Risk Assessment –
Sleeping Accommodation’, providing that other risk management measures
are in place. It is therefore recommended that independent smoke detectors
are installed in each flat. This is in order that occupants can be alerted to a
potential fire within their accommodation.
5.6
Means of Escape
There is understood to be a ‘Stay-put’ policy for occupants of flats, whereby
the degree of fire compartmentation is such that any potential fire is likely to
be contained. Evacuation from a flat in which a fire occurs, into the communal
corridors, as a place of safety, is deemed to be acceptable under the
guidance given in HM Government ‘Fire Safety Risk Assessment – Sleeping
Accommodation’. It is, however, important that no flammable items are stored
in the communal corridor or staircase areas.
The primary Means of Escape is the single staircase, which is accessed
directly off the lift lobby on each floor. The lift lobby doors to the
accommodation corridors appeared to have been upgraded to half hour fire
resistance.
At ground floor level, the door from the staircase into the lift lobby opens
across the landing at the bottom of the staircase. This could cause
entrapment. The door must be re-hung to open outwards into the lift lobby,
and in the direction of the Means of Escape.
The alternative Means of Escape from the entrance reception is through the
secondary entrance. The width of the corridor is acceptable.
The staircase nosings are painted the same colour as the treads and risers
and are not therefore readily identifiable. It is important that these are clearly
visible, particularly in low light conditions in an emergency. Fluorescent
nosings should be installed.
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
5.7
Doors
The final exit doors and internal lobby door are currently secured by
electromagnetic locks, with remote door releases. The doors are not provided
with manual ‘break glass’ units. Green break glass units should be installed
for these doors to allow the doors to be manually released, in an emergency.
The refuse chute is accessed in lobbies off the main lift lobbies on each floor.
Refuse chutes constitute potential means of transmission of fire and smoke
up the building. The lobby doors currently are not fire resisting doors, and
should be upgraded to a minimum half hour fire resistance.
5.8
Lighting
The lighting of communal areas within the building includes emergency
lighting. Emergency lighting must be maintained and tested regularly at least
every six months.
5.9
Signs
The current signage to the building does not meet the relevant requirements
of the Health and Safety (Safety Signs and Signals) Regulations 1996.
Exit signs on doors, or indicating exit routes, should be provided and should
be in a position where they can be clearly seen. The signs must take the form
of a pictogram, which may incorporate a directional arrow. Signs on exit
routes should have directional arrows, ‘up’ for straight on and ‘left, right, or
down’ according to the route to be taken. Advice on specific fire signage can
be found in ‘Fire Safety Signs’.
There were no Fire Action signs providing instructions for actions in the event
of an emergency. Fire Action signage should be installed on each floor
landing.
5.10
Fire-fighting Equipment
The building is provided with a dry riser installation for use by the Fire and
Rescue Service. It is understood that this is inspected and pressure tested by
the Fire and Rescue Service on an annual basis.
5.11
Training and Instructions
Escape routes should be inspected regularly as part of the maintenance
policy to ensure that these are kept clear.
All existing residents should be updated on any changes to emergency
procedures. New residents should receive a briefing on emergency
procedures and this should be documented in their induction pack.
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5.12
Maintenance and Testing of Fire Safety Equipment
To safeguard the occupants, all equipment and devices provided as part of
the Fire Safety Plan should be the subject of a suitable system of
maintenance.
Written records are to be kept of all actions taken in case evidence is
required at a possible future inquiry or legal action.
5.13
Emergency Plan
An Emergency Plan should be in place to carry forward information and
recommendations from the Fire Risk Assessment. The aim of the plan is to
ensure that in the event of a fire everyone, including employees, residents,
visitors and contractors etc. are sufficiently familiar with the action they
should take, and can be safely evacuated to a location out of danger.
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Salix Homes – Fire Risk Assessment Report for Riverbank Tower, Salford, M3 7JY
6.0
Main Summary
The building does not currently comply with the Regulations specified above
and hence there are urgent works required to remedy this situation. Such
works include:
•
Upgrading of the fire resistance of the doors to the refuse chute lobbies.
•
Installation of independent smoke detectors in the flats, if not already
installed.
•
Re-hanging of the door at the foot of the staircase, to open outwards
into the lift lobby.
•
Removal of redundant furniture from 8th floor lobby, and keeping all
communal areas clear, at all times.
•
Installation of green manual ‘break glass’ units for the final exit doors
and the reception lobby door.
•
Improvement of fire signage.
We would recommend the implementation of work following the prioritisation
categories listing within the attached Scott Schedule.
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Appendix 1
Scott Schedule
