Chancellor Court Fire Risk Assessment. Hoare Lea Fire Engineering June 2012

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1 Chancellor Court Hoare Lea Fire Engineering June 2012

2 Tel: +44 (0) Fax: +44 (0) Hoare Lea 6 th Floor Royal Exchange Cross Street Manchester M2 7FL Audit Sheet Rev. 01 Description document Prepared by Reviewed by Date 26/06/2012 This report is provided for the stated purposes and for the sole use of the named Client. It will be confidential to the Client and the client s professional advisers. Hoare Lea accepts responsibility to the Client alone that the report has been prepared with the skill, care and diligence of a competent engineer, but accepts no responsibility whatsoever to any parties other than the Client. Any such parties rely upon the report at their own risk. Neither the whole nor any part of the report nor reference to it may be included in any published document, circular or statement nor published in any way without Hoare Lea s written approval of the form and content in which it may appear. The copyright for Annexes A and D of Publicly Available Specification 79 Guidance and a recommended methodology is owned by C.S. Todd & Associates Ltd. As purchasers of this Publicly Available Specification, Hoare Lea are authorized to use the pro-formas contained within these annexes, and to make an unlimited number of copies for their own use, without infringement of copyright, provided that no changes are made to its text, format or copyright marking. REP AG (Chancellor Court PAS RA) Page 2 of 27

3 Contents 1 INTRODUCTION Statutory Guidance Proposed Risk Assessment Methodology Objectives of a REGULATORY REFORM (FIRE SAFETY) ORDER 2005 FIRE RISK ASSESSMENT General Information Relevant Fire Safety Legislation Fire Hazards and their Elimination or Control Fire Protection Measures Management of Fire Safety FIRE RISK LEVEL ESTIMATOR ACTION PLAN REP AG (Chancellor Court PAS RA) Page 3 of 27

4 1 INTRODUCTION Chancellor Court residential building comprises a total of 56 flats spread over 14 storeys (Ground plus 13 floors). The building is approximately 39m high and was approved for construction in The flats are provided with a common corridor accessed by means of a single stairway. The purposed of this assessment is to undertake a for the building in accordance with the Regulatory (Fire Safety) Reform Order 2005 and to determine what, if any, remedial measures or actions need to be undertaken, to ensure the safety of residents, visitors and staff (e.g. cleaners). This risk assessment assesses only the common parts of the building, beyond the flat entrance doors is not considered. It is noted that the inspection of the building is non-destructive, which is normally sufficient for this type of building. The risk assessment considers arrangements for means of escape, including an examination of a sample of flat entrance door and, as reasonably practicable the separating construction between flats and common parts (i.e. without the opening up of construction). 1.1 Statutory Guidance In England and Wales, Article 9 of the Regulatory Reform (Fire Safety) Order 2005 (the Fire Safety Order ) requires that the responsible person, on whom the Fire Safety Order imposes requirements, must make a suitable and sufficient assessment of the risks to which relevant persons are exposed for the purpose of identifying the general fire precautions to be taken to comply with the requirements and prohibitions imposed under the Fire Safety Order. (For the purpose of the Fire Safety Order, relevant persons are any person who is or may be lawfully on the premises, and also any person in the immediate vicinity of the premises who is at risk from a fire in the premises, other than fire-fighters at the time of a fire.) The same duty is imposed on every person, other than the responsible person, who has, to any extent, control of the premises so far as the duty relates to matters within their control. (This would normally include, for example, the landlord or managing agent of commercial premises in multiple occupation). Some of the remedial works recommended in this report involves the replacement of existing fire protection measures (e.g. glazed screens or apartment doors) which are considered to be close to the end of their design life or have been modified. Under the guidance of the Building Regulations 2010, the requirement for replacement is that the new construction should be no worse or better than the original construction. In this case, where the required fire protection has been highlighted, this is based on the assumed fire protection provided by the existing element and this should be regarded as a minimum standard. 1.2 Proposed Risk Assessment Methodology The above mentioned risk assessment is commonly described as a fire risk assessment. Guidance on the requirements of the Fire Safety Order, and on the fire risk assessment required by it, is produced by the Communities and Local Government (CLG). There is no single approved method of carrying out and recording the significant findings of a fire risk assessment. Rather, there are many approaches that can lead to a suitable, and satisfactorily documented, fire risk assessment. REP AG (Chancellor Court PAS RA) Page 4 of 27

5 On this basis, the guidance and methodology provided in Publicly Available Specification 79: Fire Risk Assessment Guidance and a recommended Methodology 2007 (PAS 79) produced by the British Standards Institute has been used in identifying and documenting the risks. PAS 79 therefore provides a recognised methodology for a simple qualitative assessment of the risk from fire. It is more detailed in respect of the fire risk assessment process than that published by the CLG, but does not conflict with that guidance. The fire risk assessment methodology is intended to facilitate protection of people from fire. Guidance on fire precautions to protect property, the environment and to protect against interruption to business, from fire, has not been included in this assessment. 1.3 Objectives of a The fire risk assessment is a systematic and structured assessment of the fire risk in the relevant building for the purpose of expressing the current level of fire risk, determining the adequacy of existing fire precautions and determining the need for, and nature of, any additional fire precautions. Any such additional fire precautions required are set out in the action plan, which forms part of the documented fire risk assessment. The objective of the action plan is to set out measures that will ensure that the fire risk is reduced to, or maintained at, a tolerable level. The fire risk assessment involves consideration of relevant fire hazards and the means for their elimination or control, i.e. fire prevention measures. This contrasts with prior fire safety legislation, which tended to concentrate on fire protection. This approach to fire risk assessment parallels health and safety risk assessments, whereby the objective of the risk assessment is not limited to merely preventing harm to people as a result of a hazard, but begins with endeavours to eliminate or reduce the hazard itself. Within every documented fire risk assessment, it should be clear that appropriate consideration has been given to the following matters, regarding which there should be, at least, basic information and, where relevant, comment: a) fire hazards and means for their elimination or their control; b) fire protection measures; c) relevant aspects of fire safety management. Every fire risk assessment should contain an expression of the level of fire risk, determined from the information. Note: The level of fire risk may normally be expressed subjectively (e.g. trivial, tolerable, moderate, substantial, intolerable). Every fire risk assessment should contain an action plan, unless it is expressly confirmed within the fire risk assessment that no additional fire precautions are necessary. REP AG (Chancellor Court PAS RA) Page 5 of 27

6 2 REGULATORY REFORM (FIRE SAFETY) ORDER 2005 FIRE RISK ASSESSMENT The following risk assessment has been undertaken in accordance with PAS 79 Guidance and a Recommended Methodology (2007) produced by the British Standards Institute. Responsible person (e.g. employer) or person having control of the premises: Director of Housing & Adult Social Care, Camden Council Address of premises: 1-56 Chancellors Court, Orde Hall Street, London WC1N 3JP Person(s) consulted: Camden Council Assessors: Hoare Lea Fire Engineering Date of fire risk assessment: 30 th May 2012 Date of previous fire risk assessment: Unknown Suggested date for review (1) : May Notes: The purpose of this report is to provide an assessment of the risk to life from fire in these premises, and, where appropriate, to make recommendations to ensure compliance with fire safety legislation. The report does not address the risk to property or business continuity from fire. (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 if there has been a significant change in the matters to which it relates, or if a fire occurs. REP AG (Chancellor Court PAS RA) Page 6 of 27

7 2.1 General Information The Premises Number of floors: Ground plus 13 floor levels Basement Plant & Gas room Ground Floor Residential accommodation (Flat 1-4) and Entrance hall 1 st floor to 13th floor levels Residential accommodation 4 flats per floor level Roof Level No access during the site visit Approximate floor area: Unknown Use of premises: Residential Apartments The Occupants Approximate maximum number: 224 persons (56 apartments with four family members per apartment) Approximate number of employees at any one time: Unknown Occupants especially at risk from fire: Sleeping occupants: Yes Disabled occupants: Yes Occupants in remote areas and lone workers: Yes (Plant room and roof level) Young persons: Yes (accompanied by family) Others: None Fire Loss Experience Unknown Other Relevant Information Indicative floor plan sketch has been provided below please not that this is not to scale and is only shows an indicative floor plan of the common parts of the building that was assessed. REP AG (Chancellor Court PAS RA) Page 7 of 27

8

9 2.3 Fire Hazards and their Elimination or Control Electrical Sources of Ignition Reasonable measures taken to prevent fires of electrical origin? More specifically: Fixed installation periodically inspected and tested? Portable appliance testing carried out? Suitable policy regarding the use of personal electrical appliances? Suitable limitation of trailing leads and adapters? Comments and hazards observed: Generally no appliances were seen to be used in the common corridors and the overall risk of electrical fires appears to be low. However, any appliances used should be PAT tested in compliance with the requirements of the Provision and Use of Work Equipment Regulations (1998) Smoking Reasonable measures taken to prevent fires as a result of smoking? More specifically: Smoking prohibited in the building? Smoking prohibited in appropriate areas? Suitable arrangements for those who wish to smoke? This policy appeared to be observed at time of inspection? Comments and hazards observed: No-smoking signs were present on the Ground floor levels. However there was evidence of burning / melting of the upvc window frames as is shown below in Figure It is recommend that taking steps like providing suitable receptacles for smokers materials outside entrances to encourage people to put out their cigarettes before entering may help to discourage this behaviour. REP AG (Chancellor Court PAS RA) Page 9 of 27

10 Figure Burning of upvc window frames Arson Does basic security against arson by outsiders appear reasonable (2) (2) PAS 79 Note: Reasonable only in the context of this fire risk assessment. If specific advice on security (including security against arson) is required, the advice of a security specialist should be obtained. Is there an absence of unnecessary fire load in close proximity to the premises or available for ignition by outsiders? Comments and hazards observed: The building is provided with a key pad entry system which provides suitable security to the building Portable Heaters and Heating Installations Is the use of portable heaters avoided as far as practicable? If portable heaters are used: Is the use of the more hazardous type (e.g. radiant bar fires or lpg appliances) avoided? Are suitable measures taken to minimize the hazard of ignition of combustible materials? Are fixed heating installations subject to regular maintenance? Comments and hazards observed: None Cooking Are reasonable measures taken to prevent fires as a result of cooking? REP AG (Chancellor Court PAS RA) Page 10 of 27

11 More specifically: Filters changed and ductwork cleaned regularly? Suitable extinguishing appliances available? Comments and hazards observed: None Lightning Does the building have a lightning protection system? No access to the roof was available during the site visit however from a visual inspection around the building no lightning protection was provided to the building. It is unlikely that retrospective installation of lightning protection is considered essential for compliance with legislation in existing blocks of flats Housekeeping Is the standard of housekeeping adequate? More specifically: Combustible materials appear to be separated from ignition sources? Avoidance of unnecessary accumulation of combustible materials or waste? Appropriate storage of hazardous materials? Avoidance of inappropriate storage of combustible materials? Comments and hazards observed: The common corridors were generally kept clear of rubbish, however there were a number of storage items which reduced the exit width from the apartment doors and a number of objects (e.g. planting) which obstructed the dry riser. Although planting is considered to have a relatively low fire loading it is recommended that a clear area around the dry riser is kept at all times. Residents should be reminded that the common areas should not be used as a storage area at any time. Therefore it is recommended that the caretaker should be instructed to regularly remove items from the common corridors or arrange for residents to remove them, as appropriate. REP AG (Chancellor Court PAS RA) Page 11 of 27

12 Figure Storage in the common corridor The drying rooms on most of the floor levels were locked and have been used by some of the residents as a storage area. Given the high level of fire loading present in some of these storage areas and the poor compartmentation (e.g. AOV opened, gaps between doors) between the drying room and the common corridor, it is recommended that all storage items are removed from the drying room and the practice of storing items in this area is prohibited. Figure Storage located behind drying room fire doors Hazards introduced by outside contractors and building works Are fire safety conditions imposed on outside contractors? Is there satisfactory control over works carried out in the building by outside contractors (including hot work permits)? If there are in-house maintenance personnel, are suitable precautions REP AG (Chancellor Court PAS RA) Page 12 of 27

13 taken during hot work, including use of hot work permits? Fire safety conditions will be imposed on any outside contractors by the person in charge of facilities maintenance, including control of hot works. No evidence of hot work control (or lack of control) available at the time of the assessment Dangerous Substances If dangerous substances are, or could be, used, has a risk assessment been carried out, as required by the Dangerous Substances and Explosive Atmospheres Regulations 2002? No such materials proposed in the building Other significant Fire Hazards that Warrant Consideration Including Process Hazards that Impact on General Fire Precautions Hazards: None None 2.4 Fire Protection Measures Means of Escape from Fire It is considered that the building is provided with reasonable means of escape in case of fire. More specifically: Adequate design of escape routes? Adequate provision of exits? Exits easily and immediately openable where necessary? Fire exits open in direction of escape where necessary? Avoidance of sliding or revolving doors as fire exits where necessary? Satisfactory means for securing exits? Reasonable distances of travel: REP AG (Chancellor Court PAS RA) Page 13 of 27

14 Where there is a single direction of travel? Where there are alternative means of escape? Suitable protection of escape routes? Suitable fire precautions for all inner rooms? Escape routes unobstructed? It is considered that the building is provided with reasonable arrangements for means of escape for disabled people. The fire exit located at the base of the stair did not close properly due to both the self-closer and hinges being damaged. Therefore it is recommended that this door should be suitably repaired or replaced. The final exit are fitted with electronic locking mechanisms which form part of the security access system, these must fail-safe open on power failure and have a standby power supply. Alternatively if the doors are not provided with this system it should be provided with the provision of suitable override controls in accordance with BS Code of practice for the operation of fire protection measures. Actuation of release mechanisms for doors Measures to Limit Fire Spread and Development It is considered that there is: compartmentation of a reasonable standard reasonable limitation of linings that might promote fire spread. As far as can reasonably be ascertained, fire dampers are provided as necessary to protect critical means of escape against passage of fire, smoke and combustion products (3), (4) in the early stages of a fire? NA / Pas 79 Note: (3) Based on visual inspection of readily accessible areas, with a degree of sampling where appropriate. (4) A full investigation of the design of HVAC systems is outside the scope of this fire risk assessment. Apartment doors The existing apartment doors do not meet the recommended design standards for FD30S fire door. All the original doors had both ironmongery and letter boxes fitted (which appears to be from the time of installation) that would not provide 30 minutes fire separation. REP AG (Chancellor Court PAS RA) Page 14 of 27

15 In addition, a number of apartments had removed the original entrance doors and replaced the doors with new doors. Most of the replaced doors did not appear to be fire doors but simply decorative or functional non-fire rated front doors. It is therefore recommended that: a) All residents should be reminded that apartment front doors should not be replaced by the resident and that front door replacements should be made by a Camden Council appointed representative. b) Any doors that are damaged are repaired or replaced by FD30S fire doors and frames complete with self-closers, which are tested and certified in accordance with BS 476 : Part 22: 1987 or BS EN : It should be noted that tests are made on complete door assemblies (i.e. the fire door and frame with all the necessary hardware). It is then fixed in a wall representing its use in practice. By testing a door in one type of frame and using it in another, no guarantee can be given of its behaviour under fire conditions. c) As part of a programme of refurbishment, all apartment doors are replaced with FD30S fire doors and frames complete with self-closers, which are tested and certified in accordance with BS 476 : Part 22: 1987 or BS EN : Fire Doors The fire doors located off the stair core where generally in good condition and in a good state of repair. However it was noted that on the 8 th floor the fire door glazing was missing beading and therefore it should be repaired. It was also noted that one of the fire doors was been held open by a piece of wood located in the hinge of the door, this practice of holding fire door open should be stopped immediately. A visual inspection of the all the fire doors between the drying room and common corridor was not available due to them having been locked by residents. However from the doors that were accessible the following was found that the fire doors were not fitted with self-closers and a number of the doors had large gaps between the two door leafs. Additionally most of the AOV s which were located above the set of double doors were in the open position which compromises the compartmentation of the fire doors. Therefore it is recommended that the AOV s are serviced / maintained, and all the fire doors are provided with self-closers. Any doors that are damaged should be repaired or replaced by FD30S fire doors and frames complete with self-closers, which are tested and certified in accordance with BS 476 : Part 22: 1987 or BS EN : Service risers The doors to the service risers did not appear to be fire doors (e.g. FD60 doors), although these were relatively robust and kept shut. While it is not necessary to immediately replace the existing service riser doors, it is recommended that during any refurbishment work undertaken to the building that the existing doors and frames are replaced with FD60 fire doors, tested and certified in accordance with BS 476: Part 22: 1987 or BS EN : However it was noted that the service riser panels don t appear to be substantial enough to provide fire protection (i.e. plywood construction approximately 15mm thick). Additionally the service panels were illfitting and had large gaps between the panels (see figure below). These panels are unlikely to provide the REP AG (Chancellor Court PAS RA) Page 15 of 27

16 required period of 120 minutes fire resistance (walls and 60 minutes for the doors) and should be replaced with fire resisting construction. District heating system Figure Ill-fitting service risers A new district heating system has been installed post construction and the service pipes have been run in the false ceiling in the common corridor. From a visual inspection it was not able to ascertain whether the service pipes entering the flat was suitably fire stopped. Therefore a full assessment of all penetrations and service risers was not possible and a survey is recommended as good practice, ideally from inside the apartments Emergency Escape Lighting Reasonable standard of emergency escape lighting system provided? (5) Pas 79 Note: (5) Based on visual inspection, but no test of illuminance levels or verification of full compliance with relevant British Standards carried out. The emergency lighting is provided on the stairs on each floor level and in the entrance hall. The basement plant area is also provided with emergency lighting Fire Safety Signs and Notices Reasonable standard of fire safety signs and notices? The building is provided with an action fire plan on some of floor levels however some signs are missing and should be provided with new action plans. Therefore Fire Action plans complying with Health and Safety (Safety signs and signals) Regulations 1996 and BS 5499 Part 1 (2002) Graphical symbols and REP AG (Chancellor Court PAS RA) Page 16 of 27

17 signs. Safety signs, including fire safety signs. Specification for geometric shapes, colours and layout should be provided onsite at each floor level. Alternatively this information on the suitable emergency plan for the premises could be conveyed to tenants in other ways for example via the residents handbooks Means of Giving Warning in Case of Fire Figure Fire safety signs present Reasonable manually operated electrical fire alarm system provided? (6) Pas 79 Note: (6) Based on visual inspection, but no audibility tests or verification of full compliance with relevant British Standard carried out. Automatic fire detection provided? throughout building part of building only Extent of automatic fire detection generally appropriate for the occupancy and fire risk? Remote transmission of alarm signals? It is not necessary for a communal fire alarm detection system given that the stay in place policy which is provided to residential buildings Manual Fire Extinguishing Appliances Reasonable provision of portable fire extinguishers? Hose reels provided? Are all fire extinguishing appliances readily accessible? REP AG (Chancellor Court PAS RA) Page 17 of 27

18 The fire extinguishers were readily accessible, however, none where provided with signage or were mounted on the wall. It is recommended that each extinguisher is fixed to the wall or provided with stands in accordance with the recommendations of BS It is recommended that suitable signage should also be applied to the fire extinguishers Relevant (7) Automatic Fire Extinguishing Systems Type of system: None None Other Relevant (7) Fixed Systems and Equipment Pas 79 Note: (7) Relevant to life safety and this risk assessment (as opposed purely to property protection). Type of fixed system and comments: Dry risers A dry riser is provided in the common corridor and it serves every floor level. It was noted that some of the dry rises were obstructed with residents planting; it is recommended that a clear area should be provided around each dry riser. Stair ventilation The stairs is provided with a twist and turn openable window on each floor level. The ventilation strategy doesn t meet the current Building Regulation and given that this is the only means of escape from the building it is proposed that a 1m 2 (free area) permanently open vent or 1m 2 (free area) AOV is provided at the head of the stair as soon as possible. Smoke Ventilation (Common corridor) The common corridor is provided with openable windows and above these are located 4 bottom hung AOV windows linked to the fire alarm. It was noted that some of the AOV s had been tied shut thus preventing them from opening (see figure below). Residents should be reminded that the AOV should not be restricted in any way, and it is recommend that these ties should be removed as soon as possible. It is considered that given that some of the AOV s were deployed that a full service of the AOV s is carried out and any deficiencies found should be suitable repaired. REP AG (Chancellor Court PAS RA) Page 18 of 27

19 Figure Tied AOV preventing it from opening Suitable provision of fire-fighters switch(es) for high voltage luminous tube signs, etc. None. 2.5 Management of Fire Safety Procedures and Arrangements Fire safety is managed by: (8) Caretaker PAS 79 Note: (8) 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. Competent person(s) appointed to assist in undertaking the preventive and protective measures (i.e. relevant general fire precautions)? None. Is there a suitable record of the fire safety arrangements? None. Appropriate fire procedures in place? More specifically: Are procedures in the event of fire appropriate and properly documented? REP AG (Chancellor Court PAS RA) Page 19 of 27

20 Are there suitable arrangements for summoning the fire and rescue service? Are there suitable arrangements to meet the fire and rescue service on arrival and provide relevant information, including that relating to hazards to fire-fighters? Are there suitable arrangements for ensuring that the premises have been evacuated? Is there a suitable fire assembly point(s)? Are there adequate procedures for evacuation of any disabled people who are likely to be present? None Persons nominated and trained to use fire extinguishing appliances? N/A Persons nominated and trained to assist with evacuation, including Evacuation of disabled people? N/A Appropriate liaison with fire and rescue service (e.g. by fire and rescue service crews visiting for familiarization visits)? To be confirmed. Routine in-house inspections of fire precautions (e.g. in the course of health and safety inspections)? None Training and Drills Are all staff given adequate fire safety instruction and training on induction? Training to be reviewed by Camden Council and additional training may need to be considered. Are all staff given adequate periodic refresher training at suitable REP AG (Chancellor Court PAS RA) Page 20 of 27

21 intervals? Training regime to be reviewed by Camden Council. Does all staff training provide information, instruction or training on the following: Fire risks in the premises? The fire safety measures in the building? Action in the event of fire? Action on hearing the fire alarm signal? Method of operation of manual call points? Location and use of fire extinguishers? Means for summoning the fire and rescue service? Identity of persons nominated to assist with evacuation? Identity of persons nominated to use fire extinguishing appliances? None. Are staff with special responsibilities (e.g. fire wardens) given additional training? None required for a residential building. Are fire drills carried out at appropriate intervals? None required for a residential building. When the employees of another employer work in the premises: Is their employer given appropriate information (e.g. on fire risks and general fire precautions)? Is it ensured that the employees are provided with adequate instructions and information? REP AG (Chancellor Court PAS RA) Page 21 of 27

22 No information was provided however it is recommended that where substantial work is being undertaken that the employer undertakes their own risk assessment and staff training and a record of this should be provided to Camden Council Testing and Maintenance Adequate maintenance of premises? It is generally adequate given the age of the building, although as detailed in some materials are required to be replaced. Weekly testing and periodic servicing of fire detection and alarm system? No information was available. Monthly and annual testing routines for emergency escape lighting? No information was available. Annual maintenance of fire extinguishing appliances? None Periodic inspection of external escape staircases and gangways? Not applicable. Six-monthly inspection and annual testing of rising mains? Dry riser mains have be visually inspected on the 29/02/12. Weekly and monthly testing, six monthly inspection and annual testing of fire-fighting lifts? Not applicable as lifts are not fire-fighting lifts. Weekly testing and periodic inspection of sprinkler installations? REP AG (Chancellor Court PAS RA) Page 22 of 27

23 Not applicable. Routine checks of final exit doors and/or security fastenings? All doors and escape routes inspected by the caretaker. Annual inspection and test of lightning protection system? None. Other relevant inspections or tests: None Records Appropriate records of: Fire drills? Fire training? Fire alarm tests? Emergency escape lighting tests? Maintenance and testing of other fire protection systems? None REP AG (Chancellor Court PAS RA) Page 23 of 27

24 3 FIRE RISK LEVEL ESTIMATOR The following simple risk level estimator is based on the general health and safety risk level estimator of the type contained in BS 8800: Potential Consequences of fire Slight Harm Moderate Harm Extreme Harm Likelihood of fire 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 (likelihood of fire) at these premises is: Low Medium High X In this context, a definition of the above terms is as follows: Low: Unusually low likelihood of fire as a result of negligible potential sources of ignition. Medium: Normal fire hazards (e.g. potential ignition sources) for this type of occupancy, with fire hazards generally subject to appropriate controls (other than minor shortcomings). High: Lack of adequate controls applied to one or more significant fire hazards, such as to result in significant increase in likelihood of fire. Taking into account the nature of the building and the occupants, as well as the fire protection and procedural arrangements observed at the time of this fire risk assessment, it is considered that the consequences for life safety in the event of fire would be: Slight Harm Moderate Harm Extreme Harm X In this context, a definition of the above terms is as follows: Slight harm: Outbreak of fire unlikely to result in serious injury or death of any occupant (other than an occupant sleeping in a room in which a fire occurs). Moderate harm: Outbreak of fire could foreseeable result in injury (including serious injury) of one or more occupants, but it is unlikely to involve multiple fatalities. Extreme harm: Significant potential for serious injury or death of one or more occupants. Accordingly, it is considered that the risk to life from fire at these premises is: Trivial Tolerable Moderate Substantial Intolerable X REP AG (Chancellor Court PAS RA) Page 24 of 27

25 a) Stairs are to be provided with either an AOV sized at 1m 2 (free area) or a PV with the same free area at the head of the stairs as soon as is possible. b) The storage located in the drying room should be removed and tenants should be reminded that this area is not to be used as a storage room. c) It is recommended that the AOV and linked detectors are suitably serviced and all ties around AOV s are removed. d) The service panels provided are unlikely to provide the required fire resistance and should be suitably replaced with fire resisting construction. e) A full assessment of all penetration and service risers into the apartments is recommended, ideally from inside the apartments. A suitable risk-based control plan should involve effort and urgency that is proportional to risk. The following risk-based control plan is based on one advocated by BS 8800 for general health and safety risks: Risk Level Trivial Tolerable Moderate Substantial Intolerable Action and Timescales No action is required and no detailed records need be kept. No major additional controls required. However, there might be a need for improvements that involve minor or limited cost. 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 might be required to establish more precisely the likelihood of harm as a basis for determining the priority for improved control measures. Considerable resources might 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. 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 fire risk assessment is subjective and for guidance only. All hazards and deficiencies identified in this report should be addressed by implementing all recommendations contained in the following action plan. The fire risk assessment should be reviewed regularly.) REP AG (Chancellor Court PAS RA) Page 25 of 27

26 4 ACTION PLAN It is considered that the following recommendations should be implemented in order to reduce fire risk to, or maintain it at, the following level: Trivial Tolerable X The key risk for the building is the provision of means of escape. This action plan has been provided so as to maintain the risks to a tolerable level. Further information on the actions required are detailed in the report and therefore the action plan should be read in conjunction with the whole of the report. ACTIONS: Section No. Action It is required that the stairs is provided with an AOV of 1m 2 (free area) or 1m 2 (free area). Given that this stair forms the only means of escape this smoke ventilation should be provided as soon as possible. Priority Action by whom A Camden Council Recommended date action to be taken Immediately All AOV s need to be maintained and serviced as soon as possible and any ties restricting the operation of AOV s should be removed immediately A full assessment of all penetration and service risers into the apartments was not possible therefore a full survey is recommended, ideally from inside the apartments. A B Camden Council Camden Council Immediately September All floors which are not provided with action plans should be provided with them or alternatively this information could be provided to the tenants handbook or similar document. B Camden Council September All storage in the drying rooms should be removed and storage of items in this area should be prohibited. B Camden Council September Residents should be reminded that goods should not be stored within the common corridor and the caretaker should be instructed to regularly remove items or arrange for residents to remove them, as appropriate. B Camden Council September 2012 REP AG (Chancellor Court PAS RA) Page 26 of 27

27 2.4.1 If the final exits which are electrical secured don t fail-safe open on power failure and have a standby power supply it is required that suitable override controls should be provided in accordance with BS B Camden Council September All residents should be reminded that apartment front doors should not be replaced by the resident and that front door replacement should be made by a Camden Council appointed representative. A rolling program for door replacement should be considered. B Camden Council September Any fire doors which are damaged are to be repaired or replaced. B Camden Council On-going Replacement doors should be replaced by FD30S fire doors and frames complete with selfclosers, tested and certified in accordance with BS 476 : Part 22: 1987 or BS EN : The service riser panels should be suitable replaced with fire resistance construction. B Camden Council September None of the fire extinguishers were provided with signage or were mounted on the wall. It is recommended that each extinguisher is fixed to the wall or provided with stands in accordance with the recommendations of BS It is recommended that suitable signage should also be applied to the fire extinguishers. C Camden Council September Consideration to the provision of suitable receptacles for smokers materials outside entrances to encourage people to put out their cigarettes before entering the building. D Camden Council September 2012 Action Codes: A B C D M Immediate (unacceptable risk to fire safety) Within 1 year (important but lead time to organises is recognised to be necessary) Within next 2 years Immediate risk to fire safety is not present but improvements and actions are necessary to maintain essential systems and standards. No timescale set Works to be considered in future improvements or on-going /rolling maintenance programmes Management/Procedural Relates to continuing managerial responsibility or recognised best practice guidance REP AG (Chancellor Court PAS RA) Page 27 of 27

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