This report in issued in accordance with our terms and conditions, a copy of which is available on request. LABC Consult Ltd 66 South Lambeth Road London SW8 1RL t: 0207 091 6860 f: 0207 091 6879 e: consult@labc.uk.com w: www.labc.uk.com/consult Block of 12 Flats, 1-12 Thirlestane, St Albans A Report to: St Albans City & District Council Date: 29/08/2013 Project No: St Albans, 1-12 Thirlestane Issue No: 1 Document Reference: 1-12 Thirlestane, St Albans Page: 1 LABC Consult Limited is a wholly owned subsidiary of District Surveyors Association trading as LABC. Registered in England and Wales No. 7598026. Registered Office 66 South Lambeth Road, London SW8 1RL
Revision History Issue No : 01 Issue Date : 29/08/2013 Reason for Revision: Amended following peer review Issue No : Issue Date : Reason for Revision: Prepared by: Christopher Bell (For and on behalf of LABC Consult) Reviewed by: John Allen (For and on behalf of LABC Consult) Validity This report is formulated on the basis of the information and experience available at the time of preparation. It is applicable to the above-mentioned project only in accordance with the client s instructions. It is only valid provided no other modifications are made other than those for which a formal opinion has been sought and given by LABC Consult. Surveyor Christopher Bell Page No.: 2 of 46
IMPORTANT NOTES AND DEFINITIONS This is a legal document as required by The Regulatory Reform (Fire Safety) Order 2005. It should be read and fully understood by the Responsible Person(s) and kept in a safe place such as your Emergency Plan file. The fire risk assessment process is a dynamic one and staff should be constantly vigilant to see that fire safety is not compromised by damage to safety equipment or changes to the way the premises are used. This assessment should be reviewed in-house at least twice annually (by the responsible person ) and when any physical or procedural changes are made to or in the use of the premises. Following implementation of any recommendations made the risk the premises should be maintained at, or reduced to, at least a tolerable level. Consideration should be given to having the assessment reviewed by a competent consultant, or other competent person periodically. This is especially relevant after a significant change to the structure / layout of the premises or the way in which they are used or managed. Responsibility Good management dictates that Responsible Persons ensure that employees and other relevant persons who may be within, or in the immediate vicinity of the workplace are protected from the potentially life threatening effects of fire. In law, the Responsible Person is likely to be the employer or some other person having a degree of control over the premises. Although they may have nominated a designated employee or appointed a competent assessor to carry out the risk assessment on their behalf, delegation does not absolve the responsible persons from the duty imposed upon them. Competent person(s) nominated under Article 15(1)(b) to assist with procedures for serious and imminent danger and for danger areas: and competent person(s) nominated under Article 13(3)(b) to assist with fire fighting measures must receive adequate training and be given sufficient time to carry out those duties. General Fire Precautions Article 8 Imposes a duty on the responsible person to take such general fire precautions as may be necessary to safeguard the safety of his/her employees and other relevant persons while they are in, on or within close proximity to his premises. General fire precautions include measures to reduce the risk of a fire starting and spreading, the provision of adequate means of escape and ensuring they can be safely used at all material times, the provision for detecting and giving warning of fire and for fighting fires on the premises. He/she must also take measures in relation to arrangements for action to be taken in the event of fire including the training of staff and measures to mitigate the effects of fire. Article 9 requires the responsible person to make a suitable and sufficient assessment of the fire risks to which relevant persons are exposed in order to identify the general fire precautions necessary to protect them. This will involve identifying combustible substances and sources of ignition, looking at their proximity to one another and assessing the likelihood of a fire occurring and spreading. It also involves the identification of any unsafe acts or conditions that could compromise safety. Surveyor Christopher Bell Page No.: 3 of 46
Article 18 requires that one or more competent persons be appointed to assist in undertaking the preventative and protective measures. Arrangements must be in place to ensure adequate co-operation between them, and they must be provided with any information relative to their duties. Risk Assessment is an on-going dynamic part of any business. Care should be taken when making alterations to your premises, to ensure that any changes are recorded in your Risk Assessment document. People Especially at Risk Articles 9 and 19 require that people especially at risk are identified and that the information is recorded. That may include children or young people below the age of 16 & 18 years respectively who are employed, people who work in isolated locations, or who have restricted mobility or other difficulty. People who are sedated, taking medication or likely to be under the influence of drink or drugs to such an extent that it will impair their awareness or ability to respond to an emergency alarm would also be included. The outcome of any access audit carried out under the Disability Discrimination Act 1995 [as amended and extended 2005] should be taken into account. Preventative and Protective Measures Article 10 requires the responsible person to implement any preventive or protective measures on the basis of avoiding risks where possible, combating risks that cannot be avoided, replacing the dangerous with less dangerous, adapting to technical progress, developing a coherent overall prevention policy, giving priority to collective protective measures over protection of the individual and giving appropriate instructions to staff. Article 11 requires that effective arrangements for the planning, organisation, control and review of the preventative and protective measures are in place. Those arrangements must be recorded in writing where there are 5 or more employees, or a licence or alterations notice is in force requiring it. Dangerous Substances Article 12 deals with the elimination or reduction of risks from dangerous substances. If the risk from a dangerous substance cannot be eliminated it must be reduced and controlled. The detrimental effects of fire must be mitigated. Article 16 requires that, information on emergency arrangements must be available to relevant persons, except where the risk assessment shows that because of the quantity of dangerous substances in or on the premises and the control measures introduced, there is only a slight risk to them. Fire-fighting and Detection Article 13 requires that the premises are, to the extent that is appropriate, equipped with a means of detecting and giving warning of fire and that appropriate fire fighting equipment is provided where it is necessary to safeguard the safety of relevant persons. What fire fighting equipment is appropriate is determined having regard to the dimensions and use of the premises, the equipment and materials contained on the premises, chemical substances present and the maximum number of persons present. Means of Escape Article 14 requires the provision of an adequate number of exits of a suitable size and distribution. Exits must lead directly to a place of safety and be kept clear and available for use. Emergency routes and exits Surveyor Christopher Bell Page No.: 4 of 46
must be indicated by signs and those that require illumination must also be provided with emergency lighting. Procedures for Serious and Imminent Danger Article 15 requires that safety procedures, including fire drills, must be established to be followed in the event of serious and imminent danger and that a sufficient number of people are nominated to assist in the evacuation of the workplace. Maintenance and Testing Article 17 requires that wherever necessary to safeguard the safety of relevant persons the premises and any facilities, equipment and devices provided in connection with them must be subject to a suitable system of maintenance and be maintained in efficient working order and in good repair. The minimum periods for checking and testing of equipment should be in accordance with the relevant British Standard and training should be carried out at least twice per year or when a change of circumstance requires it. The table below gives guidance and recommendations on this. In comparatively small premises of tolerable risk evacuation drills may take the form of walking the escape routes and familiarising staff with the position of fire exits and the fire alarm operating points. In larger and/or more complex buildings such as department stores, large office blocks, multi-occupied premises or shopping centres, a full evacuation drill will probably be necessary and any laid down policy should be followed in such cases. Fire fighting equipment MAINTENANCE AND TESTING DRILLS Item Check / Test Period Service Period Fire alarm and fire detection equipment Emergency lighting Training in fire safety Weekly visual inspection by staff Weekly on site by staff carrying out tests of call points on a rotational basis Monthly illumination test by site staff On induction Annually by a competent person Twice yearly by a competent engineer Annually system inspection and full rated discharge test Refresher training at least once per year and preferably more often Safety Assistance Article 18 requires the responsible person to appoint a sufficient number of competent people to assist him/her in undertaking and monitoring the preventive and protective measures in the premises and to make arrangements for adequate co-operation between them. They must also be given sufficient time to fulfil their function in this respect. Provision of Information to Employees Article 19 requires that employees are provided with comprehensive and relevant information on risks, preventative and protective measures and the names of persons nominated to assist with the evacuation of the premises. Surveyor Christopher Bell Page No.: 5 of 46
Provision of Information to External Employers and the Self-employed Article 20 imposes a requirement to provide comprehensible and relevant information to employers of employees from outside undertakings and self employed persons on the risks to those employees and what preventive and protective measures have been taken to safeguard them. Training Article 21 requires that employees are provided with adequate safety training at the time they are first employed, when there is a change in work equipment, technology or system of work and that such training is repeated periodically. Co-operation and co-ordination Article 22 requires that where two or more responsible persons have duties for premises they must cooperate with each other, co-ordinate their measures and inform each other of risks arising out of the conduct of the undertaking. Validity This risk assessment is only effective once all the actions have been carried out and provided that no alterations have taken place since the assessment. It should be formally reviewed in-house at least twice per year by the responsible person and periodically by a competent fire risk assessor whenever significant change has taken place. The above notes are intended to give a broad view of the requirements of the order and the detail should not be relied upon in specific instances of doubt or challenge against enforcement by the fire, licensing, or building control authorities etc. Surveyor Christopher Bell Page No.: 6 of 46
Regulatory Reform (Fire Safety) Order 2005 FIRE RISK ASSESSMENT 1. CLIENT DETAILS Address of premises 1-12 Thirlestane St Albans Herts AL1 3PD Contact details Andrew llott Estates Services Officer 01727 819599 Name of Area Manager Name of Site Manager Person seen on site Responsible person (e.g. employer) or person having control of the premises Person(s) and/or organisations having an obligation under Article 5(4) by virtue of a contract of tenancy Competent person(s) nominated under Article 18(1) to assist the responsible person in undertaking the preventive and protective measures: Competent person(s) nominated under Article 13(3)(b) to assist with fire fighting measures: Assessor Name As Above Andrew llott Andrew llott Tenants and leaseholders of individual Flats may be considered as having control of the premises in respect of the maintenance of the Flat entrance doors. To be confirmed. (TBC) None None Christopher Bell Date of 02/07/13 Date of Previous Suggested Date for Review Not Known Three months Surveyor Christopher Bell Page No.: 7 of 46
The purpose of this report is to provide an assessment of the risk to life from fire in these buildings, and, where appropriate, to make recommendations to ensure compliance with the Regulatory Reform (Fire Safety) Order 2005. The report does not specifically address the risk to property or business continuity from fire. Surveyor Christopher Bell Page No.: 8 of 46
GENERAL INFORMATION 2. THE BUILDING 2.1 Number of Floors: Four Floors 2.2 Approximate Floor Area: 219m2 each floor Total 875m2 2.3 Walls construction: 2.4 Floor construction: Concrete External facing brickwork/upvc Cladding. Internal masonry walls/partitions 2.5 Roof construction: Concrete Flat roof (assumed) 2.6 Stair and stair core construction: Concrete 2.7 Compartmentation (including period of fire resistance where known): Building appears compartmented to 60 minute fire resisting standard 2.8 Rating of fire doors: Existing Notional FD30 Doors 2.9 Places of higher fire hazard: Refuse chute/bin store 2.10 Occupancy type: Residential (General Needs Occupancy) 2.11 Fire & Rescue Service (State location & whether fire station retained / manned full time): Herts Fire & Rescue St Albans Community Fire Station 153 London Road St Albans AL1 9AY 2.12 Accessibility for fire-fighting: Good. Access to full footprint of building 2.13 Water Supply: Fire Hydrant in footpath adjacent to block 2.14 Risk assessment undertaken to common parts, and access gained to typical internal flat in block. (Non-destructive) Surveyor Christopher Bell Page No.: 9 of 46
3. THE OCCUPANTS 3.1 Maximum no. of occupants 48 3.2 No. of employees 3.3 No. of members of the public 3.4 No. of sleeping occupants 48 3.5 No. of young persons (under 18 years of age) 3.6 No. of occupants with a disability (Where persons with disabilities are present, record details of the type of disability, e.g. PRM, deafness, vision etc.) Not Known. General Occupancy assumed, with no high risk groups of people. N.B. If this is not the case then the risk will require re-assessment OCCUPANTS ESPECIALLY AT RISK 3.7 Are the fire safety arrangements for sleeping occupants in terms of fire detection and warning and emergency lighting satisfactory? 3.8 Are the fire safety arrangements and procedures for any relevant persons present with physical, mental, visual or hearing difficulties satisfactory? 3.9 Have Personal Emergency Evacuation Plans (PEEPS) been prepared where appropriate? 3.10 Are Personal Emergency Evacuation Plans (PEEPS) kept as part of the Emergency Plan? 3.11 Are the fire safety arrangements and procedures for any lone workers or other occupants working in remote areas satisfactory? 3.12 Are the fire safety arrangements and procedures for any workers engaged as part of a work experience scheme satisfactory? 3.13 Are the fire safety arrangements for any employees under the age of 18 yrs satisfactory? 3.14 Do the fire safety arrangements for the employment of young persons take account of their inexperience, lack of awareness of risks and immaturity? Is a procedure is in place to ensure that the parents of any child employed are 3.15 provided with information regarding any risks to that child and the measures taken to protect against them? See comments 3.16 It is assumed that suitable procedures are in place for any lone maintenance team/contract workers. See item 18.5 Surveyor Christopher Bell Page No.: 10 of 46
4. RELEVANT FIRE SAFETY LEGISLATION AND ENFORCEMENT ACTION 4.1 The following fire safety legislation applies at these premises: Regulatory Reform (Fire Safety) Order 2005 Housing Act 2004 4.2 The legislation is enforced by: Herts Fire & Rescue Service 4.3 4.4 Other legislation that may have significant implications for fire precautions in the premises: Details of any outstanding matters in connection with enforcement such as Enforcement or Alterations Notices: Building Regulations TBC 5. FIRE LOSS EXPERIENCE 5.1 Previous fire losses TBC 5.2 Any loss prevention action taken to minimise the fire risk as a result TBC Surveyor Christopher Bell Page No.: 11 of 46
FIRE HAZARDS AND THEIR ELIMINATION OR CONTROL SOURCES OF IGNITION 6. ELECTRICAL SOURCES OF IGNITION 6.1 Fixed wiring installation periodically inspected and tested? TBC (Specify date of last test) 6.2 PAT testing carried out? (Specify date of last test) 6.3 Is there an absence of personal electrical appliances? Yes 6.4 Is there a suitable limitation on the use of trailing leads and adapters? Yes 6.5 Are all incandescent lights kept clear of flammable materials? Yes 6.6 Confirmation required that the fixed wiring installation of individual flats, and common areas has been inspected and tested. (Intervals of 10 years for long term tenancy, 5 years for shorter, & 5 years for common areas) The electrical intake/meter cupboard door on the ground floor within the common stairway is not to a FD30 standard. (Fig 1) 7. SMOKING POLICY AND SMOKING ARRANGEMENTS 7.1 Smoking prohibited in the building? Yes 7.2 No Smoking signs clearly displayed throughout the building? Yes 7.3 Suitable arrangements for those who wish to smoke? No 7.4 Absence of any evidence of breaches of policy? Yes 7.5 No no smoking signs, and no external receptacle for smoking Surveyor Christopher Bell Page No.: 12 of 46
8. PORTABLE HEATERS AND OPEN FLAME EQUIPMENT 8.1 Is the use of the more hazardous types of portable heater, such as radiant bar fires or LPG appliances avoided? 8.2 Are open-flame and radiant fires and/or similar equipment are adequately guarded where necessary? 8.3 Is the use of any open flame equipment such as bunsen burners, blowlamps and blowtorches etc. restricted to safe areas? 8.4 Are portable heaters properly guarded and secured in position? 8.5 Are suitable measures taken to minimize the possibility of combustible materials being ignited by portable heaters? 8.6 Given the above, is adequate control exercised over the use of portable heaters? 8.7 None 9. FIXED HEATING INSTALLATIONS 9.1 Is the main heating for the premises provided by a low pressure hot water system, under-floor heating, night storage heaters, high-level fixed radiant heaters, a warm air system, or some other safe form? 9.2 Are fixed heating installations such as night storage heaters, under-floor heating, high-level fixed radiant heaters and warm air systems clear of combustible materials? 9.3 Are fixed heating installations such as night storage heaters, under-floor heating, high-level fixed radiant heaters and warm air systems regularly tested? 9.4 Given the above, is the main source of heating for the premises provided in a safe form for the particular environment? Yes Yes 9.5 No heating to common areas Generally gas boilers installed to flats. Residents to ensure regular servicing. 10. CATERING ARRANGEMENTS 10.1 Are extractor filters changed or cleaned regularly, i.e. in accordance with the guidance published by the Heating and Ventilation Contractors Association? Surveyor Christopher Bell Page No.: 13 of 46
10.2 Is the extraction ductwork cleaned regularly, i.e. in accordance with the guidance published by the Heating and Ventilation Contractors Association? 10.3 Are deep fat fryers properly cleaned on a regular basis? 10.4 Are deep fat fryers protected by a fixed fire suppression system? 10.5 Are suitable portable extinguishing appliances available? 10.6 Are cooking fats and oils stored appropriately? 10.7 Given the above, are reasonable measures taken to prevent fires as a result of cooking? 10.8 None 11. LIGHTNING 11.1 Does the building have a lightning protection system fitted? 11.2 Is any lightning protection system provided tested annually? Retrospective installation of lightning protection is rarely likely to be considered essential for compliance with legislation in existing blocks of flats. However, any existing lightning protection systems should be subject to regular inspection and testing. Guidance on this is available in BS EN 62305-3. 11.3 Not evident It was noted that the TV aerial distribution board is located on an external wall, and open to the elements. It is recommended that this be provided with a suitable enclosure. (Fig 2) 12. ARSON 12.1 Does basic security against unauthorised entry by outsiders appear to be sufficient? No 12.2 Are external storage / yard areas enclosed by fences, walls & gates No 12.3 Are bins / skips stored outside the building locked overnight? No 12.4 12.5 Are external fire loads kept well away from the premises and perimeter fence where they will be unavailable for ignition by outsiders? Are corridors, rooms, or areas accessible to outsiders kept clear of combustible refuse and other easily ignited items? Surveyor Christopher Bell Page No.: 14 of 46 No No
12.6 Is there a policy for controlling and disposing of combustible refuse? Yes 12.7 Given the above, are reasonable measures taken to prevent fires as a result of arson? No Common access lobby/stairwell not secure from unauthorised entry. (Fig 3) 12.8 Refuse Chute within stairwell, and bin store below not enclosed in fire resisting construction, and not secure/locked, and is located immediately adjacent to fire exit. (Fig 4, 5, & 6) See also item 17.6 13. OTHER SOURCES OF IGNITION 13.1 Are processes using oxidising chemicals properly controlled? 13.2 Are manufacturing processes producing significant heat properly controlled? 13.3 Are any pyrotechnics and/or explosives used in or on the premises properly controlled? Battery Charging Facilities 13.4 Are the battery charging facilities provided with the correct safeguards against arcing and sparking? 13.5 Are batteries of the valve regulated ( maintenance free ) type which are much less likely to release hydrogen than vented batteries? 13.6 Are the battery-charging facilities provided with dedicated extraction to prevent the build up of hydrogen to minimise the risk of explosion? 13.7 Given the above, are reasonable measures taken to prevent fires as a result of other sources of ignition? 13.8 None SOURCES OF FUEL 14. GAS 14.1 Are annual tests carried out on pipework and appliances by a Gas Safe registered engineer? 14.2 Is the position of the gas shut-off valve(s) is indicated with a suitable notice? No Surveyor Christopher Bell Page No.: 15 of 46 TBC
14.3 Confirmation required that gas pipework and appliances have been tested by GAS SAFE registered Engineer. Locate gas shut off valve and provide suitable notice. 15. FUEL OIL STORAGE 15.1 Are any oil fired boilers and ancillary facilities serviced annually? 15.2 Is the oil stored in a suitable, bunded tank? 15.3 None 16. OTHER POTENTIAL FUEL HAZARDS THAT WARRANT CONSIDERATION 16.1 16.2 16.3 16.4 16.5 16.6 Are any flammable liquids, gases or dusts kept in or on the premises stored and used safely? Are any plastics, rubber and/or foam plastics kept in or on the premises stored and used safely? Are paper, cardboard, textiles and wooden or upholstered furniture kept sufficiently far away from ignition sources? Does any upholstered furniture comply with the Furniture and Furnishing Regulations 1988? Are any oxygen cylinders or oxidising chemicals kept in or on the premises stored and used safely? Are any materials covered by COSHH properly stored where they cannot easily become involved in fire? 16.7 Are any other significant sources of fuel properly controlled? 16.8 Given the above, are reasonable measures taken to prevent fires as a result of other potential fuel hazards? Yes 16.9 None Surveyor Christopher Bell Page No.: 16 of 46
17. HOUSEKEEPING & REMOVAL OF WASTE 17.1 Do combustible materials appear to be adequately separated from ignition sources? Yes 17.2 Is the accumulation of combustible materials and/or waste avoided? Yes 17.3 Are there appropriate storage arrangements for combustible materials? No 17.4 Are waste and materials stored outside separated from ignition sources? Yes 17.5 Are there procedures to ensure that waste stored outside is kept in an ordered manner and those quantities are controlled by regular waste collections? 17.6 The refuse chute is located within the single stairway and discharges directly into a bin store at ground level. Both chute and store are not separated by fire resisting construction. See item 12.8 above. Yes 18. HAZARDS INTRODUCED BY OUTSIDE CONTRACTORS 18.1 Are written fire safety conditions imposed on outside contractors? TBC 18.2 Is a satisfactory hot work permit system used to control works carried out in the building by outside contractors? 18.3 Is a suitable hot work permit system used to control works carried out by in-house maintenance personnel? 18.4 Given the above, is the risk of outside contractors introducing hazards properly guarded against? TBC TBC TBC 18.5 Recommend maintenance team/contractors undertake risk assessments and are issued appropriate policy procedures and permits to work as necessary. 19. OTHER SIGNIFICANT FIRE HAZARDS 19.1 19.2 Is there any process or other hazard that requires the general fire precautions to be reviewed? Is proper control exercised over any process that results in the formation of very fine particles? 19.3 Is proper control exercised over any process involving cutting, grinding or welding? 19.4 Is proper control exercised over any process involving the use of hot surfaces, melting of flammable solids or heat producing machinery? No Surveyor Christopher Bell Page No.: 17 of 46
19.5 None 20. DANGEROUS SUBSTANCES 20.1 List dangerous substances: None 20.2 Are storage arrangements for hazardous materials satisfactory? Has the risk from dangerous substances been eliminated, reduced or properly 20.3 controlled? Is information on emergency arrangements for dealing with dangerous substances 20.4 available to relevant persons in appropriate circumstances? Where dangerous substances are, or could be, used, has a risk assessment been 20.5 carried out, as required by the Dangerous Substances and Explosive Atmospheres Regulations 2002? 20.6 None Surveyor Christopher Bell Page No.: 18 of 46
PREVENTATIVE AND PROTECTIVE MEASURES 21. MEANS OF ESCAPE FROM FIRE Stair Cores 21.1 Are there sufficient staircases? Yes 21.2 21.3 Are the staircases wide enough to cater for the full occupancy during simultaneous evacuation? Are the staircases adequately protected at each level by two self-closing fire doors, forming a fire lobby, where appropriate? 21.4 Are fire-fighting stairs provided where necessary? 21.5 Are any external staircases and walkways provided with protection against inclement weather? 21.6 Is there a procedure in place to ensure that external staircases and walkways which are not weather protected are kept clear of snow and ice etc.? Final Exits 21.7 Are there an adequate number of final fire exits? Yes 21.8 Is the use of sliding or revolving doors as fire exits avoided where necessary? Yes 21.9 Do fire exits open in the direction of escape where necessary? 21.10 Are fire exit doors easily and immediately openable from the inside without a key where necessary? 21.11 Are the fastenings on fire exit doors of a satisfactory type, e.g. panic bars? Yes 21.12 Are fire exits routinely checked on a daily basis? TBC Travel Distances 21.13 Where there is a single direction of escape, is the travel distance acceptable? Yes 21.14 Where there are alternative directions of escape are the travel distances acceptable? Internal Fire Doors Are all fire doors fitted with a self-closing device which fully closes the leaf into the 21.15 frame from any angle, overriding the resistance of any latch and/or seals but not including rising butts? (BS 9999: 2008) 21.16 Are all fire doors not provided with a self-closing device kept locked? Yes 21.17 Are all fire doors fitted with a latch which engages when located in the frame? Yes Yes See comments Not necessary Yes No Surveyor Christopher Bell Page No.: 19 of 46
21.18 Are all fire doors of the correct fire rating to comply with the fire strategy and means of escape arrangements for the building? (Generally FD30 doors are 44mm thick and FD60 doors are 54mm thick.) No 21.19 Are all fire doors provided with intumescent strips? No 21.20 Are all fire doors provided with cold smoke seals? No 21.21 Are the gaps around all door edges and door frames 4mm or less? 21.22 Are the gaps between the bottom of all fire doors and the sill 8mm or less? TBC 21.23 Are vision panels installed where required? Yes 21.24 Were all doors found to be free of wedges or other obstructions? Yes 21.25 Are all fire doors free from damage which could affect their fire rating? TBC General 21.26 Is the protection of internal horizontal escape routes adequate? No 21.27 Are inner rooms provided with adequate means of warning and escape? No 21.28 Were corridors, staircases and escape routes found to be free from obstruction? Yes Are all occupants able to reach or be assisted to a place of ultimate or comparative 21.29 safety within an acceptable period of time? Evacuation of Occupants with a Disability Is the building provided with acceptable means of escape arrangements for disabled 21.30 people? 21.31 Are satisfactory safe refuges provided for people with disabilities (BS 9999: 2008)? 21.32 Are refuges provided with communications facilities complying with BS 5588: Part 8? 21.33 Are evacuation lifts provided for use in an emergency by people with disabilities? 21.34 Are lifts indicated with notices describing their status, e.g. Fire Lift, or Evacuation Lift? 21.35 Are lifts indicated with notices prohibiting their use in the event of fire? 21.36 Are evacuation chairs or other means provided to assist with the movement of disabled people onto the ground or exit floor? 21.37 Are members of staff trained in the use of evacuation chairs? See comments Typical original flat entrance door was noted as 44mm thick with 25mm stops, rising butt hinges, and non fire resisting letterbox ((Fig 7). In the guide Fire safety in purpose built blocks of flats 21.38 (July 2011), in certain circumstances these doors subject to being in good condition, good fit in frame, fire resisting letter box, & self closing device fitted can be accepted. It is advised that all Yes Surveyor Christopher Bell Page No.: 20 of 46
these doors be examined and checked to ensure they meet this standard, with rising butt hinges being replaced with self closing devices, and fitting fire resisting letter boxes as a minimum. Where not meeting all the above criteria these doors should be upgraded/replaced to an FD30s standard. Under a planned & phased programme it is recommended that all these doors be replaced to an FD30s standard. Adjacent to the flat entrance door is located a store & electric/gas meter cupboard. It was noted that this cupboard is accessible from both within the flat and outside in the stairwell, and does not have fire resisting access doors fitted. (Fig 8) This cupboard should be permanently separated from the stairwell by fire resisting construction, or alternatively separated from the flat in the same way. Access door(s) from the stairwell side should be upgraded or replaced to meet an FD30 standard, be locked, and signed fire door keep locked. It was noted that Internal flat hallways are not enclosed in fire resisting doors providing a protected lobby to the stairwell. See item 27.3 In respect of the internal flat layout it was noted that the two bedrooms (inner rooms) were located remote from the flat entrance door and access only obtained through the living room (outer room). The location of the kitchen adjacent to the flat entrance door compounds this very poor arrangement in respect of means of escape. This layout is not considered adequate as a suitable means of escape from the flat. An immediate practicable solution could be to extend the mains operated smoke detection system to cover all habitable rooms within the flat, and a heat detector in the kitchen. The system should accord with BS 5839 Part 6. An FD 20 fire door should also be provided to the kitchen to isolate the high risk. Alternatively, and recommended is a fire sprinkler system installed in accordance with BS 9251, or mist system in accordance with DD 8458 & DD8489. As the building has good compartmentation it is recommended that a Stay Put Policy be adopted, providing all flat entrance doors meet an FD30s Standard, and recommendations made in the Action Report in respect items 8, 9, 10, & 13 are implemented. Residents should be made aware of this fire safety strategy, along with general fire safety information. 22. EMERGENCY ESCAPE LIGHTING Commissioning and Testing 22.1 Is there a commissioning certificate to validate the system? TBC 22.2 Has the system been checked to ensure connection to relevant electrical sub-circuits? TBC 22.3 Are the neon indicators in emergency lighting units visually inspected by staff on a regular basis between monthly tests? Surveyor Christopher Bell Page No.: 21 of 46 TBC
22.4 22.5 Is the emergency lighting system tested at least once per month by a member of staff? Is the emergency lighting system subject to a full annual discharge test by a competent engineer? System Design and Features 22.6 22.7 22.8 22.9 Does the emergency lighting system have a duration period appropriate to the type of premises? Was confirmation obtained on-site that there is sufficient illumination provided by the emergency lighting system for occupants to see to leave the building safely? Are external routes, (including outside final exits and assembly points) adequately illuminated by both primary and emergency lighting? Are toilets larger than 8m 2 and those provided for people with disabilities fitted with emergency lighting? 22.10 Are areas larger than 60m 2 provided with anti-panic lighting? 22.11 Are there suitable emergency lighting systems for higher task work areas? 22.12 There appears to be an emergency lighting system installed to common stairwell, and external exit routes, although no neon indicators are visible. N.B. Common areas have good natural day lighting, and borrowed artificial lighting from street lighting. TBC TBC TBC No Yes 23. FIRE SAFETY SIGNS AND NOTICES 23.1 Are all fire doors provided with Fire Door Keep Shut or Fire Door Keep Locked notices? 23.2 Are all routes and changes of direction clearly and adequately indicated? 23.3 23.4 Are sufficient and suitable fire action notices conspicuously displayed around the premises, (e.g. near fire alarm points and storey exits)? Are fire alarm operating points indicated with appropriate signs where they might be obscured or otherwise unobserved or unrecognised? 23.5 Is the fire assembly point and the route to it adequately signposted and indicated? No No 23.6 Display of Fire Action notices not considered necessary. Surveyor Christopher Bell Page No.: 22 of 46
24. MEANS OF GIVING WARNING IN CASE OF FIRE Type of Fire Alarm System 24.1 Grade of fire alarm system: None in communal areas. Category LD3 System in circulation areas (the two hallways) of individual flats 24.2 Is an adequate manually operated electrical fire alarm system provided? 24.3 24.4 Is the type of sounder/alerter appropriate for the use of the premises and all occupants including those with hearing difficulties and lone workers? Where people sleep on the premises does the fire warning system take account of people with hearing difficulties, (e.g. vibrating pads or pillows)? 24.5 Is automatic fire detection provided throughout the building? No 24.6 Is the extent of automatic fire detection generally appropriate for the occupancy and fire risk? 24.7 Where required, are emergency refuge communication points provided? Fire Warning and Fire Alarm Transmission Protocols 24.8 If the fire warning system has two stages of operation, is that arrangement appropriate? 24.9 Is there a pre-investigation period built into the fire warning system? 24.10 If yes, specify the pre-investigation period Not Necessary Yes 24.11 Is the pre-investigation period appropriate considering the fire safety management arrangements in operation at the premises 24.12 Are fire alarm signals transmitted automatically to a remote alarm receiving centre? No Testing and Maintenance 24.13 Is the fire alarm tested weekly using a different break glass call-point, ensuring that all call points are tested in rotation over a period of time? 24.14 24.15 Is the control and indicating equipment checked daily to ensure there are no fault conditions showing? Is the fire warning system tested and serviced at least twice per year by a competent engineer? 24.16 Regular testing of smoke detectors to be part of fire safety advice given to tenants/occupiers Surveyor Christopher Bell Page No.: 23 of 46
25. FIRE COMPARTMENTATION 25.1 25.2 25.3 25.4 25.5 25.6 Where required, are walls for the protection of escape corridors, lobbies and stairs, of an acceptable fire resisting standard? Where required, are floors separating one level from another to prevent fire spread, of an acceptable fire resisting standard? Where required, are walls and floors for fire protection and separation free from holes and other breaches? Are areas of wall and ceiling linings that might promote fire spread limited to acceptable proportions? Are structural features that could allow the rapid spread of fire and the passage of smoke, such as lifts, service shafts and staircases etc. properly protected? Are fire dampers provided as necessary to protect critical means of escape against the passage of fire, smoke and combustion products in the early stages of a fire? Yes Yes See comments No common area breaches of compartmentation evident. Recommend that intrusive investigation be carried out to a sample of individual flats to check for any breaches of fire resisting enclosures/fire stopping to any service risers, including soil pipe (SVP). Yes Yes 25.7 As the building has good compartmentation it is recommended that a Stay Put Policy be adopted, providing all flat entrance doors meet an FD30s Standard, and recommendations made in the Action Report in respect items 8, 9, 10, & 13 are implemented. Residents should be made aware of this fire safety strategy, along with general fire safety information. 26. AUTOMATIC FIRE EXTINGUISHING SYSTEMS 26.1 Specify type(s) of system: 26.2 Location(s) of systems(s): 26.3 None 27. SMOKE CONTROL SYSTEMS 27.1 Specify type(s) of system: Manual 27.2 Location(s) of systems(s): Surveyor Christopher Bell Page No.: 24 of 46
27.3 Smoke venting to the common stairway possible through existing roof light at head of stairway. (N.B. In consultation with Herts Fire & Rescue Service this has been accepted as being adequate for purpose) N.B. Omission of protected lobbies to flats can be accepted subject adequate ventilation to the stairway. (Guide Fire safety in purpose built blocks of flats (July 2011)) 28. MANUAL FIRE EXTINGUISHING APPLIANCES 28.1 Is there adequate provision of portable fire extinguishers? None 28.2 Are fire hose reels provided where necessary? 28.3 Are members of staff trained to use fire hose reels? 28.4 Are fire extinguishing appliances readily accessible? 28.5 Are fire extinguishers mounted on wall brackets or floor stands? 28.6 Are fire extinguishing appliances tested annually by a competent engineer? (Specify date of last test) 28.7 None 29. FIRE FIGHTER SWITCHES 29.1 Is there suitable provision of fire-fighter s switches for high voltage luminous tube signs, etc.? 29.2 Are fire-fighter s switches tested periodically to ensure safe and proper operation? 29.3 Location of switches: 29.4 None Surveyor Christopher Bell Page No.: 25 of 46
MANAGEMENT OF FIRE SAFETY 30. PROCEDURES AND ARRANGEMENTS 30.1 Fire safety is managed by: 30.2 30.3 30.1.1 Name Andrew llott 30.1.2 Position: Estates Services Officer Competent person(s) appointed to assist in undertaking the preventive 30.2.1 Name and protective measures (i.e. relevant general fire precautions)? 30.2.2 Position Where there are two or more responsible persons in the building or premises are arrangements in place to ensure their co-operation and co-ordination of their safety measures. 30.4 Is there a suitable record of the fire safety arrangements? No 30.5 It appears that an adequate fire risk assessment of the building has not been carried out in the past. Absence of fire safety records & log book 31. EMERGENCY PROCEDURES 31.1 Are procedures to be followed in the event of fire properly documented? TBC 31.2 Is there a suitable procedure for summoning the Fire and Rescue Service? TBC Are there suitable procedures for liaising with the Fire and Rescue Service upon their 31.3 arrival including the provision of relevant information (especially in relation to hazards to fire fighters)? Are there suitable procedures for ensuring that the premises have been fully 31.4 evacuated? Are there adequate arrangements to cater for the evacuation of disabled people who 31.5 may be present? 31.6 Recommend that the above emergency procedures are reviewed, and where relevant put in place. General fire safety information including what to do in an emergency be confirmed to all residents. TBC TBC Surveyor Christopher Bell Page No.: 26 of 46
32. PROCEDURES FOR SERIOUS AND IMMINENT DANGER 32.1 32.2 32.3 32.4 32.5 32.6 Are members of staff are given adequate fire safety instruction and training on induction? Are members of staff given adequate periodic refresher training at suitable intervals? Are members of staff given adequate instruction and training on the use of fire extinguishers? Are members of staff with special responsibilities (e.g. fire wardens) given additional training? Are fire drills carried out at appropriate intervals and is there a procedure for assessing their success and where appropriate for reviewing procedures in the light of problems identified? Does staff training include the provision of information, instruction and training on the following? 32.6.1 Fire risk in the premises 32.6.2 Fire safety measures in the building 32.6.3 Action in the event of fire 32.6.4 Action on hearing the fire alarm 32.6.5 Roll call procedures 32.6.6 Method of operation of manual call points 32.6.7 Location of fire extinguishers 32.6.8 Means of summoning the Fire and Rescue Service 32.6.9 Identity of persons nominated to assist with evacuation 32.6.10 Identity of persons nominated to use fire extinguishing appliances 32.7 See Item 31.6 33. PROVISION OF INFORMATION TO EMPLOYEES AND OTHER RELEVANT PERSONS 33.1 Are employees provided with information in accordance with Article 19 of the Regulatory Reform (Fire Safety) Order 2005? Surveyor Christopher Bell Page No.: 27 of 46
33.2 Are employees of another employer working in the premises given appropriate information on fire risks and procedures in accordance with Article 20 of the Regulatory Reform (Fire Safety) Order? 33.3 See Item 3.16 & 18.5 MAINTENANCE 34. MAINTENANCE AND TESTING 34.1 34.2 Is the fire alarm system tested weekly and periodically inspected by a competent contractor in accordance with the guidance contained BS 5839-1: 2002? Is the emergency lighting system tested monthly to confirm operability of the system and is the system inspected and tested annually by a competent contractor? 34.3 Are manual fire extinguishing appliances inspected and tested annually? 34.4 34.5 Are external stairs and external escape routes periodically inspected to ensure they are free form obstruction and in a safe condition? Are rising and falling mains inspected and tested annually or 6-monthly where necessary? (Specify date of last inspection) 34.6 Are fire-fighting lifts checked monthly for correct operation? 34.7 Are fire-fighting lifts inspected annually by a competent person? 34.8 (Specify date of last inspection) Is the sprinkler system tested weekly and inspected twice yearly by a contractor approved by a third party accreditation scheme? 34.9 Is the lightning protection system inspected and tested annually? TBC See comments Are final exit doors and security fastenings checked daily to ensure all final exit doors 34.10 are easily openable? Evidence of inspecting and testing the emergency lighting & and smoke detection system to be provided. 34.11 It has been assumed that stairwells are periodically inspected to ensure that they are free from obstruction and in a safe condition. Surveyor Christopher Bell Page No.: 28 of 46
35. RECORDS Are appropriate records kept of: 35.1 Fire drills 35.2 Fire training 35.3 Fire alarm tests 35.4 Refuge communication tests 35.5 Emergency escape lighting tests 35.6 Maintenance and testing of other fire protection systems 35.7 Staff training 35.8 Fire safety log book to be established & include all relevant fire safety information records Surveyor Christopher Bell Page No.: 29 of 46
EVALUATION OF FIRE SAFETY The following simple risk level estimator is based on a more general health and safety risk level estimator contained in BS 8800: Potential consequences of fire Fire hazard Slight harm Moderate harm Extreme harm Low Insignificant 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 the hazard from fire (probability of ignition) at this building is: Taking into account the nature of the building and its occupants, as well as the observed fire protection and procedural arrangements, the direct consequences for life safety in the event of fire would be: LOW * MEDIUM HIGH SLIGHT HARM MODERATE HARM * EXTREME HARM In this context, a definition of the above terms is as follows: LOW MEDIUM HIGH Unusually low likelihood of fire as a result of negligible potential sources of ignition. 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). Lack of adequate controls applied to one or more significant fire hazards, such as to result in significant increase in likelihood of fire. Accordingly, the risk to life from fire at this building is: INSIGNIFICANT TOLERABLE MODERATE * SUBSTANTIAL INTOLERABLE Surveyor Christopher Bell Page No.: 30 of 46
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 Insignificant Tolerable Moderate Substantial Intolerable ACTION AND TIMESCALE No action is required and no detailed records need be kept. No major additional controls required. However, there might be the need the need to consider for improvements that involve limited cost or resources. It is essential that efforts be 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. 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. 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 section. The risk assessment should be reviewed periodically. Surveyor Christopher Bell Page No.: 31 of 46
ACTION PLAN AND GUIDANCE NOTES Article 5 requires the responsible person to ensure that any duty imposed by articles 8 to 22 is complied with in respect of these premises. Article 8 requires the responsible person to take such general fire precautions as will ensure, so far as is reasonably practicable, the safety of employees, and to take such general fire precautions as may reasonably be required in the circumstances of the case for other relevant persons. Article 10 requires that preventative and protective measures must be implemented on the basis of the principles specified in Schedule 1: Part 3, viz. risks must be avoided if possible and if not they must be evaluated and combated at source. The actions listed below are considered necessary to comply with those statutory duties. Guidance Whilst all of the items listed below are considered necessary to meet the statutory duty imposed on the responsible person, it must be recognised that everything cannot be done at once. It should be borne in mind that, although they appear less important than other higher priority items that might take longer to complete, easily achieved improvements should not be unnecessarily delayed and dealt with in strict rotation. It is considered that the following recommendations should be implemented in order to reduce fire risk to, or maintain it at insignificant or tolerable level: Definition of Priorities Immediate action required for legislative compliance. High priority Medium priority Contravention of statutory requirements that could lead to a fire resulting in fatalities and/or serious injury, and the issue of a prohibition notice and/or legal proceedings instituted by the enforcing authority. Action required to be completed within 3 to 6 months for legislative compliance. Contravention of statutory requirements that could lead to a fire resulting in injury and/or the issue of an enforcement notice. These matters should be part of a planned programme of work to address deficiencies in the fire precaution arrangements and/or control the risk(s) and implementation should not be unduly delayed. Action necessary as part of a planned programme of work to meet the principles of good fire safety practice. Low priority These are matters where the principles of good fire safety practice and/or established company procedures are not being followed. Enforcement action is unlikely, but fire, accidents and/or property damage could result. The suggestions made are recommended to improve fire precautions and/or health and safety practices. Surveyor Christopher Bell Page No.: 32 of 46
ACTION PLAN (please attach clearly labelled, supporting photographs in photo gallery ) Item No. Location / Area Report Section Identified Hazard Corrective Action Required Risk Category Action Priority 1 General 3.16 & 18.5 Arrangements for lone workers If not already in place, then maintenance team/contract workers to be issued with information, control conditions and permits to work where appropriate Tolerable Low 2 General 6.6 Fixed wiring installation Confirmation required that the fixed wiring installation of individual flats, and common areas has been inspected and tested. (Intervals of 10 years for long term tenancy, 5 years for shorter, & 5 years for common areas) Tolerable Low 3 Stairwell 6.6 The electrical intake/meter cupboard door on the ground floor within the common stairway is not to a FD30 standard. (Fig 1) Door to be replaced or upgraded to meet FD30 standard, including, blocking of ventilation outlets with appropriate FR materials, intumescent strip to door edges, a lock and latch which engages when door is located in the frame, & signed fire door keep locked. Moderate Medium Surveyor: Christopher Bell Page No.: 33 of 46 Client: St Albans City & District Council Issue No.: 01
Item No. Location / Area Report Section Identified Hazard Corrective Action Required Risk Category Action Priority 4 Stairwell 7.5 No no smoking signs & no external receptacle for smoking Recommend signs and external receptacle be provided. Tolerable Low 5 Individual Flats 9.5 & 14.3 Gas installation, and boilers to flats. Gas shut off valve not located Confirmation required that gas pipework and appliances have been tested by GAS SAFE registered Engineer. Locate gas shut off valve and provide suitable notice. Residents to ensure regular servicing, evidence to be provided and kept fire safety log book Tolerable Low 6 External stairwell wall 11.3 TV aerial distribution board is located on an external wall, and open to the elements. (Fig 2) Recommended suitable enclosure. Tolerable Low 7 Stairwell 12.8 Common access lobby/stairwell not secure from unauthorised entry. (Fig 3) Recommend providing secure entry system Moderate Medium 8 Stairwell 12.8 & 17.6 The refuse chute is located within the single stairway and discharges directly into a bin store at ground level. Both chute and store are not separated by fire Refuse chute to be taken out of use, and entry s at each level, and at entry into bin store to be sealed with fire resisting construction. Double door external Intolerable High Surveyor: Christopher Bell Page No.: 34 of 46 Client: St Albans City & District Council Issue No.: 01
Item No. Location / Area Report Section Identified Hazard Corrective Action Required Risk Category Action Priority resisting construction. (Fig 4, 5, & 6) access of bin store at ground level to be upgraded to meet FD 30 standard, including self closing device, and signed fire door keep shut. Periodic management review to be undertaken to ensure doors remain closed. Recommend that bin store be relocated remotely away from building. All doors to be examined and checked to ensure they meet minimum FD30 notional standard (as described in section 21.38, with rising butt hinges being replaced with self closing devices, and fitted with fire resisting letter boxes. 9 Flat entrance doors 21.38 Original flat entrance doors not FD30s fire resisting standard (Fig 3). Upgrade & replace as necessary. Under a planned & phased programme it is recommended that all original doors be replaced with an FD30s standard door. Substantial High Surveyor: Christopher Bell Page No.: 35 of 46 Client: St Albans City & District Council Issue No.: 01
Item No. Location / Area Report Section Identified Hazard Corrective Action Required Risk Category Action Priority 10 Meter/store cupboard adjacent to flat entrance doors 21.38 Cupboard is accessible from both within the flat and outside in the stairwell, and does not have fire resisting access doors fitted. Cupboard should be permanently separated from the stairwell by fire resisting construction, or alternatively separated from the flat in the same way. Access door(s) from the stairwell side should be upgraded or replaced to meet an FD30 standard, be locked, and signed fire door keep locked. Substantial High 11 Internal Flat layout 21.38 Bedrooms (inner rooms) are located remote from the flat entrance door and access only obtained through the living room (outer room). See advice given in 21.38 This item in respect of the individual flats is advisory only, as control is outside the scope of the RRO. Substantial High 12 Stairwell 22.12 Confirmation required that emergency lighting system is installed. Where not, system to be installed in accordance with BS 5266 Part 1. Moderate Medium 13 General Compartmen tation 25.7 No intrusive investigation to check breaches of compartmentation Recommend that investigation be carried out to a sample of individual flats to check for any breaches of fire resisting enclosures/fire stopping to any service risers, including soil pipe (SVP). Moderate Medium 14 General 30.5 There is an absence of fire safety records & log book. Establish a fire safety log book to include records of all fire safety information and Tolerable Low Surveyor: Christopher Bell Page No.: 36 of 46 Client: St Albans City & District Council Issue No.: 01
Item No. Location / Area Report Section Identified Hazard Corrective Action Required Risk Category Action Priority records of inspection & testing. 15 Stairwell 34.11 No evidence of inspecting and testing the emergency lighting has been provided. Where no evidence found, inspect and test systems. Moderate Medium 16 General 31.6 & 35.8 Lack of fire safety information for residents. Emergency procedures to be reviewed, and where relevant put in place or updatd. General fire safety information including what to do in an emergency, and testing of smoke detectors should be provided to all residents. Tolerable Low 17 General 5. No evidence provided concerning any history of enforcement/fire loss and consequent preventative action Where building has history of fire loss, then risk assessment should be further reviewed Moderate Medium Surveyor: Christopher Bell Page No.: 37 of 46 Client: St Albans City & District Council Issue No.: 01
Appendix1: Photo Gallery Fig 1 Electrical cupboard in stairwell Fig 2 Aerial distribution board Surveyor: Christopher Bell Page No.: 38 of 46 Client: St Albans City & District Council Issue No.: 01
Fig 3 Typical main entrance door Fig 4 Refuse chute Surveyor: Christopher Bell Page No.: 39 of 46 Client: St Albans City & District Council Issue No.: 01
Fig 5 Chute entry Fig 6 Bin store Surveyor: Christopher Bell Page No.: 40 of 46 Client: St Albans City & District Council Issue No.: 01
Fig 7 Typical flat entrance door Fig 8 Meter cupboard store Surveyor: Christopher Bell Page No.: 41 of 46 Client: St Albans City & District Council Issue No.: 01
Appendix 2: Building Layout Surveyor: Christopher Bell Page No.: 42 of 46 Client: St Albans City & District Council Issue No.: 01
Surveyor: Christopher Bell Page No.: 43 of 46 Client: St Albans City & District Council Issue No.: 01
Surveyor: Christopher Bell Page No.: 44 of 46 Client: St Albans City & District Council Issue No.: 01
Surveyor: Christopher Bell Page No.: 45 of 46 Client: St Albans City & District Council Issue No.: 01
Surveyor: Christopher Bell Page No.: 46 of 46 Client: St Albans City & District Council Issue No.: 01