asset identifier phau06281001 address otterburn house, 1 ...€¦ · otterburn house, 1-81,sultan...

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Asset Identifier PHAU06281001Address OTTERBURN HOUSE, 1-81,SULTAN

STREET,WYNDHAMESTATE,CAMBERWELL

Post Code SE5 0XD

Code FRA-PBVersion 8Description FRA-PURPOSE BUILT BLOCKS

Assessment Date 26/01/2018Assessment Version CurrentAssessor Name Edward Coster

1 CONTENTS

OTTERBURN HOUSE, 1-81,SULTAN STREET,WYNDHAM ESTATE,CAMBERWELL /26

1.1.............................................................................................................................................

Contents

1.1.1 Contents -

1.1.2 Introduction -

1.1.3 Summary -

1.1.4 General Building Information -

1.1.5 Maintenance Schedules -

1.1.6 Fire Hazards and their Elimination and Control -

1.1.7 Fire Protection Measures -

1.1.8 Management of Fire Safety -

2 INTRODUCTION


2.1.............................................................................................................................................

Introduction

2.1.1 Introduction -

This Fire Risk Assessment (FRA) has been carried out by a competent Fire Risk Assessor onbehalf of the Responsible Person (Southwark Council) in accordance with Article 9 of therequirements of the Regulatory Reform (Fire Safety) Order 2005 (FSO). This report is anassessment of the risk to life from fire and does not address the risk to property or businesscontinuity from fire.

In compliance with the scope of the FSO this FRA is limited to the common areas of thepremises. The site survey undertaken to produce the assessment is limited to a TYPE 1 (non-destructive) survey of common areas only, in accordance with the Responsible Person`sinstructions.

However, where it is deemed relevant, a sample dwelling(s) will be inspected to determine itsrelationship and dependence on the common areas to understand the nature of fire separationbetween dwellings and common areas.

Further investigation may be required by qualified and competent individuals to ascertain theappropriate fitment and fire protection of encased shafts, ducts, risers or voids where asampled non-destructive flat survey cannot confirm this.

In accordance with the limitations of the FSO risk assessment; this report does not include anassessment of external flame spread unless it is identified as impacting on the fire safety ofcommon areas. However, the report may make reference to such issue and/or recommendfurther investigation and assessment if it has been identified as being relevant to the overallfire safety of the premises.

Where appropriate, the FRA will make recommendations to ensure compliance with relevantfire safety legislation. However, it should be understood that this assessment does not replacethe Council's other obligations to carry out fire safety assessments such as those required bythe Health and Housing Safety Rating System (HHSRS) assessment to dwellings undersection 9 of the Housing Act 2004.

This FRA represents the best judgement of the Assessor involved in its preparation, and isbased, in part, on information provided by others.

It is understood by the Assessor that the responsible person has a policy of endeavouring toreduce or maintain the fire safety risk on all it's housing stock to a 'Tolerable' or lower risk level.The FRA includes an Action Plan that sets out measures to enable the Responsible Person toachieve this benchmark risk mitigation level, satisfy the requirements of the FSO and to protectRelevant Persons (as defined in Article 2 of the FSO), from the risks of fire.

3 SUMMARY


3.1.............................................................................................................................................

Summary

3.1.1 Risk Rating HIGH MODERATE

Trivial: These risks are considered acceptable. No further action is necessary other than toensure that the controls are maintained.

Tolerable: No additional actions are required unless they can be implemented at very low cost(in terms of time, money and effort). Actions to further reduce these risks are assigned lowpriority. Arrangements should be made to ensure that the controls are maintained andmonitored

Low Moderate: Consideration should be given as to lowering the risk where applicable, to atolerable level, and preferably to a trivial level, but the costs of additional risk reductionmeasures should be taken into account unless these are managerial issues. The risk reductionmeasures should be implemented within a defined time period. Arrangements should be madeto ensure that the controls are maintained and monitored.

High Moderate: Considerable efforts should be made to reduce the risk to a tolerable level, andpreferably to a trivial level, but the costs of additional risk reduction measures may be takeninto account unless these are managerial issues.The risk reduction measures should be implemented within a defined time period.Arrangements should be made to ensure that the controls are maintained and monitored.

Substantial: Substantial efforts should be made to reduce the risk. Risk reduction measuresshould be implemented urgently within a defined time period. Consideration should be given tosuspending or restricting the use, or to apply interim control measures, until this has beencompleted. Controls should be maintained and monitored. Consideration should be given toconsulting with the Enforcing Authority.

Intolerable: These risks are unacceptable. Substantial improvements in risk controls arenecessary, so that the risk is reduced to a tolerable or trivial level. The activity should be halteduntil risk controls are implemented. If it is not possible to reduce risk the activity should remainprohibited. Enforcing Authority must be consulted.

3.1.2 Next Physical Assessment Due 2019

3.1.3 FRA Type PB

3.1.4 Storeys Ground and Above 22

3.1.5 Storeys Below Ground 0

3.1.6 Units 81

3.1.7 Status COMPLETE

3 SUMMARY


3.1.8 Building Dimensions. Length, width and height. 19.5m x 17.5m x 66m

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

-

The risk rating for the block is High Moderate due to issues relating to fire doors andcompartmentation. Once these issues are resolved the risk rating may be reduced.

3.1.10 Does this assessment require a review? Yes No N/A

4 GENERAL BUILDING INFORMATION


4.1.............................................................................................................................................

General Building Information

4.1.1 Building information -

The building is a high rise general needs purpose built block of flats that previously fell withinthe section 20 category now repealed.

The building has structure of reinforced concrete frame, floors, staircase and lift shafts, theinternal compartment walls are brick/block construction. The external envelope comprise ofuPVC windows on flats, steel framed windows on the staircase and brick infill walls. Thebuilding has flat roof and lift machine rooms at the roof level.

There is an access control system to the main entrance door leading to a ground floor entrancelobby; it is accessible from street level. One protected stairwell serves all floor levels and itstarts from the entrance lobby at the ground floor, the staircase is not lobbied at this level. Theground floor entrance lobby is provided with permanent ventilation. Two lifts are serving oddsand evens floor levels up to the top floor.

The block is 22 floors (Ground, Upper ground (at podium level) & 20 upper floors) containing82 single storey flats, 4 flats per floor 1st-20th and two flats on the upper ground floor.Internal accommodation within each flat is over one level. The dwellings are entered fromprotected lobbies (lift lobbies). The protected lobbies are separated from the staircase by 60minutes fire resistant partitions. The refuse chute hatches are located in ventilated rooms offthe protected lobbies and are separated by FD30S SC doors.

The Upper ground floor contains one flat, a ventilated bin room, a small ventilated lobbyseparating the stairwell from the lift lobby and an old drying room fitted with a metal grille gate.The dying room contains heating and water pipe work and is ventilated by a louvre vent fromfloor to ceiling. There is a locked area accessible from the ventilated lobby in between thestaircase and the lift lobby, this area has external door too. It is assumed that it is disusedramp access to the building, currently store room. The upper ground floor has mostly beenrented out to Keepmoats site office while they undertake construction works on the estate. Thissite office is accessed from an external stair to the right hand face of the building. The officeextends across the upper ground floor to a store area on the left hand face of the building.

All upper floors contain 4 flats with front entry doors opening onto the protected lift lobby, aventilated bin room, a caged area where the heating pipe work enters the floor level.These areas were possible designed for drying rooms, however, there are louvered vents fromfloor to ceiling which provides ventilation not only the room itself but to the lift lobbies as wellvia the steel gates. There are small ventilated lobbies between the stairwell and lift lobbies,these are enclosed by FD30S SC doors.

Externally there is access to a plant/pump room, an electrical intake adjacent to the mainentrance, a bin room fitted with steel roller shutters, a store area (leading into the upper groundfloor stair lobby), main electrical intake area and a Dry riser inlet. There are lift motor rooms onthe roof level (a ladder is provided on site). It was noted that the store area also gives accessto an underground tunnel that links this block to the communal boiler facility located at the nearestate grounds.

Flat layout:Ground floor: no accommodation

4 GENERAL BUILDING INFORMATION


Upper ground floor: flats 811st floor: flats 1-42nd floor: flats 5-8and so on upto20th floor: flats 77-80

Dry riser noted with an inlet to the rear of the building and outlets on odd numbered floorsstarting at 5th floor level.

Ventilation is provided via permanently open louvered vent to the lift lobbies, small lobby(between lift lobby & stairwell), stairwell and bin room.

Emergency lighting: installed throughout the escape routes.

4.1.2 Any further building comments? -

The premises appears to have undergone substantial fire safety upgrades including new firerated door sets to lift lobby and stairwell, new fire rated door sets to dwelling entrances, newfire safety signage.As this property is designated general needs, it may be assumed that tenants are typical of thegeneral population. It may also be assumed that any specific requirements as regard disabilityand evacuation of tenants are brought to the attention of Southwark council.

The scope of The Regulatory Reform ( Fire Safety ) Order 2005 is limited to the common partsof the building, therefore, areas within the dwellings, such as service ducts and ventilationfacilities for kitchens and bathrooms, risers for electrical, water and heating services were notaccessed at the time of this inspection. It is therefore recommended that any future stockcondition surveys or major works projects, take these areas into consideration and findingsrecorded and kept on file.The heating pipes passing the communal lift lobbies are enclosed in a ductwork provided withsteel service hatches, there are no labels for fire stopping at the wall penetrations.

The building contains sleeping occupants in protected dwellings. It is not untypical of socialhousing blocks to have persons of various ages, physical & mental health abilities andbehavioural practices to be in the premises by way of lawful and unlawful tenancies or visiting.It is not practical to identify all such persons on the premises. It is expected that lone workersare informed of risks and have appropriate fire instruction & training.

FEATURES:Fire rated bin chute hopper located in an enclosed ventilated area.Dry risers located on the 5th, 7th .... 17th, 19th and the roof area.Dry riser inlet on the ground floor next to the bin room.External emergency lights.FD30S SC entrance doors to all flats.Two FD60S SC (lobbied) to the stairwell.FD60s SC to bin rooms.Permanent opening (ventilation) top of stairs - louvres.Openable ventilation windows to the stairwell.Emergency lighting throughout.The height of the building is 66m (approx.), foot print 17.5X19.5m (approx.).The building was built circa 1966.Lightning Conductor.Smoke alarms fitted in the majority of flats. All sampled flats were provided with

Grade D LD2 fire alarms.CCTV monitoring.

The risk rate for this building is set to High Moderate, it can be reduced if the tasks ofthe Action Plan are completed.

5 MAINTENANCE SCHEDULES


5.1.............................................................................................................................................

Maintenance Schedules

5.1.1 Maintenance Schedules -

All equipment relating to fire fighting and fire protection in the building are subject to scheduled maintenance which is recorded and stored off site. This maintenance will be in line with the requirements and test methods as given in the relevant British standard. Where no such record exists or where maintenance has not been undertaken (or carried out appropriately), the surveyor will make comments in the relevant section. This survey will be updated in the near future to provide the last test dates for all active fire safety measures installed in this building.--

6 FIRE HAZARDS AND THEIR ELIMINATION ANDCONTROL


6.1.............................................................................................................................................

Electrical Sources of Ignition

6.1.1 Are there reasonable measures taken to prevent fires ofelectrical origin?

Yes No N/A

6.1.2 Are fixed installations periodically tested and inspected? Yes No N/A

6.1.3 Is the fuseboard/mains intake suitably fire resistant? Yes No N/A

6.1.4 Comments -

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

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

The electrical intake is accessed externally at ground level by a door to the left of the mainentrance. The riser and laterals are contained within a the former drying room areas off the liftlobbies.

6.2.............................................................................................................................................

Gas

6.2.1 Is there gas supplied in the area of inspection? Yes No N/A

6.2.2 Is gas equipment protected/located so as to preventaccidental damage?

Yes No N/A

6.2.3 Are gas installations and appliances free from any obviousdefects?

Yes No N/A

6.2.4 Comments -

No observations were made on this inspection of any gas installations which may be prone toaccidental damage or have any defects. Heating and hot water is provided by a district heatingsystem.

A natural Gas supply is fed to individual dwellings for cooking purposes. The installation issubject to the councils maintenance, inspection and testing in accordance with statutorycompliance. Records of inspection, testing and maintenance are held on the Council'sdatabase. Any leasehold flats contained within the building are subject to the leaseholders ownarrangements for gas installation testing and maintenance. The council does not hold record ofleaseholder's gas safety arrangements.

SGN were on site at the time of inspection replacing the external gas main running up theexterior of the building.

6.3.............................................................................................................................................

Smoking

6.3.1 Is there evidence of smoking in areas where this has beenprohibited?

Yes No N/A



6.3.2 Comments -

No evidence of smoking in the internal common areas was observed at the time of inspection.Signage in accordance with The Smokefree (Signs) Regulations 2012 / Health Act 2006 was inplace at the time of inspection. Signage should be provided to ensure compliance withlegislation and highlight the council’s policy regarding smoking.

6.4.............................................................................................................................................

Arson

6.4.1 Does basic security against arson from outsiders appear to bereasonable?

Yes No N/A

6.4.2 Is there an unnecessary fire load within the building or in closeproximity of the premises which is available to ignition fromoutsiders?

Yes No N/A

6.4.3 Is there any shrubbery that needs pruning or removing toprevent fire spread if ignited?

Yes No N/A

6.4.4 Comments -

The building has secured access control with key fob and intercom system with a drop keyoverride to the front of the building, which prevents unauthorised persons from entering thebuilding. At the time of the assessment there were no signs or evidence of arson or anti-socialbehaviour within the area.

Refuse bins are being left next to the side of the block in the area below the entrance to theKeepmoat offices. The bins should be stored way from the building in a designated area(unless internal storage is available).

6.5.............................................................................................................................................

Portable Heaters and Heating Installations

6.5.1 Does the area of inspection have any portable heaters orheating installations?

Yes No N/A

No heating installation provided within the common areas.

6.6.............................................................................................................................................

Lightning

6.6.1 Does the premises have a lightning protection system? Yes No N/A

6.6.2 Comments -

Lightning protection is in place at this block and was in good visual order on the day ofinspection. This facility is inspected and tested by Southwark's engineering team annually inaccordance with BS EN 62305. All records of such inspecting and testing are held atSouthwark Council`s offices.

6.7.............................................................................................................................................

Housekeeping

6.7.1 Is the standard of housekeeping adequate? Yes No N/A

6.7.2 Are combustible materials separated from any sources ofignition?

Yes No N/A



6.7.3 Comments -

It was observed that rubbish and residents personal effects were being stored in some areas.These items may present a significant risk to safe escape/fire spread/access for emergencyservices, and should therefore be removed in accordance with the councils Zero TolerancePolicy. The council should ensure regular inspections are carried out and robust reinforcementis applied to maintain clear common areas.

Doormats were noted outside FED

Doormats should be removed from common areas in accordance with councilpolicy.

Residents possessions (bikes, furniture, refuse and recycling) were noted in the lobby areas onthe following locations: Box Outside flat , bike locked in stairs on 3rd floor, discardedmaterials in room off lobby on 4th floor. These items should be removed from the communalareas in accordance with council policy.

Resident's possessions are being stored in the heating/communications service riser next toflat . All items should be removed from cupboard.

6.8.............................................................................................................................................

Dangerous Substances

6.8.1 Are there any hazardous substances in the area ofinspection?

Yes No N/A

6.8.2 Are the general fire precautions adequate to address thehazards associated with dangerous substances used andstored on the premises?

Yes No N/A

6.8.3 Comments -

No dangerous substances noted

6.9.............................................................................................................................................

Hazards Introduced by Contractors or Works

6.9.1 Are there contractors or works taking place in the area ofinspection?

Yes No N/A

6.9.2 Is there satisfactory control over works carried out by the onsite contractors (including hot works permits)?

Yes No N/A

6.9.3 Comments -

No hot works were being carried out at the time of the inspection with no evidence of any hotworks having been carried out was observed.

Contractors carrying out work at Southwark Council premises are pre-selected from anapproved list. They will have undergone a selection and training process prior to being allowedto carry out work at council premises. All contractors should receive a permit to work. Thereshould be no reliance on council staff to perform safety checks on hot works carried out bycontractor.

7 FIRE PROTECTION MEASURES


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

Measures to Prevent Fire Spread and Development

7.1.1 Is compartmentation suitable? Yes No N/A

7.1.2 Is there reasonable limitation of linings that might promote firespread?

Yes No N/A

7.1.3 Where ducting is provided can it be ascertained if firedampers are provided to prevent the spread of fire throughcompartments to protect the means of escape?

Yes No N/A

7.1.4 Comments -

It is considered that the concrete slab and brick/block construction will provide the required fireseparation. However this form of construction is subject to general building conditions of age,and incorrectly installed/maintained services/works that can lead to smoke or fire spread. Forthis standard of construction we deem this risk to be medium to low. Any riser within thebuilding requires inspection for fire stopping between floors. These risks are continuallymonitored through post fire investigation and the void process. The common parts internalwalls are in a good order but it was not possible to ascertain the construction of compartmentwalls and floors within the individual flats. LBS have an ongoing programme of type 4 surveysto meet this risk.

Breaches in compartmentation and poorly installed fire stopping were found service risers(carrying heating service and communications cables) in the lobbies next to the FEDs on eachlevel. This issue is prevalent throughout the building. The block should be included in a firestopping works programme.

Holes in the electrical intake wall and ceiling have not been fire stopped with suitable materials.Carry out fire stopping to wall (NE 0.5 sq m)

Individual flats have vents to outside walls and external service vents are provided in thebuilding. Any internal service ducting should be inspected for fire stopping betweencompartments. LBS have an ongoing programme of type 4 surveys to meet this risk.

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

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

Access to the roof areas was not gained; LB Southwark has an ongoing programme of roofinspections.

No internal inspection of dampers/ducts and concealed spaces within the dwelling themselveshas been undertaken as part of this assessment. It is recommended that these areas areperiodically inspected and upgraded where required to ensure adequate fire protection andcompartmentation throughout the property. Ensure that there is adequate provision to preventthe spread of fire and smoke between ducts and concealed spaces.

7.2.............................................................................................................................................

Means of Escape from Fire

7.2.1 Are there adequate provisions for exits in the area assessed? Yes No N/A

7.2.2 Are exits immediately openable where necessary? Yes No N/A



7.2.3 Are the means for securing the exit doors appropriate? Yes No N/A

7.2.4 Is there suitable protection for the escape routes? This is toinclude any glazing.

Yes No N/A

7.2.5 Are there any inner room scenarios? Yes No N/A

7.2.6 Are the escape routes free from obstructions orelectrical/telecom installations likely to give rise to anobstruction in the event of a fire?

Yes No N/A

7.2.7 Do any doors have additional security grilles or gates fittedover the means of escape that will hamper an individual in theevent of a fire?

Yes No N/A

7.2.8 Where final exit doors are fitted with electrical overrides toopen will this door open in the event of an electrical failure?

Yes No N/A

7.2.9 Do the travel distances in the common areas comply withthose escape distances specified in current/previous buildingregulations?

Yes No N/A

7.2.10 Comments -

The building is approximately 63m (22 floors) from the ground to the to (habitable) upper floorsurface in height, 19.5m in length and 17.5m deep giving a square footprint of 341m2

A defend in place escape strategy has been adopted for the building. Where this type ofstrategy is adopted current guidance makes the following assumptions:

1. A high degree of compartmentation which would ensure a reduced probability of firespread beyond the residence of origin.2. The enclosure of communal staircases to form protected staircases.3. The enclosure of common access corridors to form protected routes.4. Provision of smoke ventilating systems to maintain the escape routes clear of smoke.

Individual flat entrance doors all open inwards against the direction of escape. However, this isacceptable due to the nature of the premises and the low evacuation requirements.

All glazing in the common areas is Georgian wired glass( in doors and for the stairwellenclosure partition).

Metal Security Gates to flats: There is a metal gate fitted across the FED of flat ; it they willobstruct egress by the occupants of the flat, obstruct the lobby/balcony when opened andaccess to the fire service in the event of a fire, they must be removed. RSO to liaise with theresident reminding them of the risks involved and ensure removal of the gates.

Means of escape: The building is designed as to allow single direction of travel from all flats(single central stair). FEDs open a ventilated lobby housing the lift with maximum traveldistance of 6m to the stair lobby , which is also ventilated.The stair lobby is limited in size and opens into the stairs. The general arrangement isconsistent with AD B diagram 7 and Table 1 with the exception of provision of ventilation (PVsprovided instead of AOVs). Ventilation is however in line with the benchmark setout in "FireSafety in Purpose Built Blocks) paragraph 62.11

It must be assumed that the flats have an internal protected lobby, as is the case with the vastmajority internal flat layouts. (verified by limited inspection).

7.3.............................................................................................................................................

Emergency Escape Lighting



7.3.1 Is Emergency Lighting provided and if so is there fullcompliance?

Yes No N/A

7.3.2 Comments -

A reasonable standard of emergency escape lighting system is provided with fittings on stairsand lobbies (Based on visual inspection, but no test of illuminance levels or verification of fullcompliance with relevant British Standards carried out).

7.4.............................................................................................................................................

Fire Safety Signs and Notices

7.4.1 Is there reasonable provision for all notices? Yes No N/A

7.4.2 Is there suitable signage for automatic, self closing and lockedfire doors?

Yes No N/A

7.4.3 Is the fire action notice fitted in the correct area and displayingthe correct information?

Yes No N/A

7.4.4 Are the 'No Smoking' signs fitted and are there sufficientnotices?

Yes No N/A

7.4.5 Have 'areas of special risks' such as boiler rooms, oiltransformer rooms, switchgear rooms and telecommunicationrooms been appropriately signed?

Yes No N/A

7.4.6 Comments -

Directional escape signage is fitted throughout and is considered acceptable.

Fire action notices and no smoking signage are in place.

Absent signage noted at last inspection has been installed.

7.5.............................................................................................................................................

Means of Giving Warning in Case of Fire

7.5.1 Does the common area of the building have an automaticdetection and warning fire alarm system?

Yes No N/A

7.5.2 Is the extent of the detection fitted appropriate for theoccupancy and fire risk?

Yes No N/A

7.5.3 Is there the remote transmission of alarm signals to an AlarmReceiving Centre in place?

Yes No N/A

7.5.4 Comments -

In Line with normal practice for purpose built and converted residential blocks designed tofacilitate a ‘defend in place’ evacuation strategy there is no need for communal automatic firedetection and alarm system to be fitted in the building. Such a system is not normally requiredfor purpose built residential blocks and is not required under the Building Regulations 2010,other than to activate any automatic opening vents.

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

Random checks on flats showed smoke detection has been fitted to LD2 grade D standard.



7.6.............................................................................................................................................

Smoke Ventilation Requirements

7.6.1 Is it considered that the premises has been provided withreasonable means of smoke ventilation in the event of a fire?

Yes No N/A

7.6.2 Is the building ventilated naturally? Yes No N/A

7.6.3 If permanently ventilated in the common area is theresufficient free area?

Yes No N/A

7.6.4 If permanently ventilated in the stair is there sufficient freearea?

Yes No N/A

7.6.5 Are vents/openings obstructed in any location where they arerequired?

Yes No N/A

7.6.6 Is the building ventilated naturally by AOV's, shutters ordoors?

Yes No N/A

7.6.7 Are detectors that operate AOV's, shutters and vents silentoperating?

Yes No N/A

7.6.8 Is the building ventilated by a mechanical smoke extractionsystem?

Yes No N/A

7.6.9 Comments -

Ventilation meets the benchmark set out in "Fire Safety in Purpose Built Blocks of Flats"paragraph 62.11

Details of ventilation:Ventilation ground floor: Ventilation is provided to ground floor lobby via the front door & via apermanent vent (4m2).Ventilation upper ground floor: The ventilation to this floor is by louvred vent from the watertank room(old drying room)which is below 1.5m2, however this is acceptable due to the shorttravel distance (4m) from the FED to the ventilated lobby/staircase.

Ventilation 1st-20th floors:Bin rooms have PV (0.85m x 2m).Inner lobbies (lift lobby) are ventilated via PV Louvered vent 2.2m x 2m via open door 0.8m x1.9m (vent estimated to 1.5m2 clear area or more).

Outer lobby (between stair & lift lobby) has PV 2m x 0.77m.

Head of stairs: Overhead louvred vent: 2.2m x 0.2m; Louvred vent in window: 1.0m x0.94m.(vent area estimated to 1.0m2 clear area or more).

Defects noted:Large timber ply panels have been left against the louvred vents in the rooms of the lift lobbieson the 16th, 18th & 20th floors. This is block are large proportion of the free ventilation area.The panels should be removed.

7.7.............................................................................................................................................

Fire Brigade Access and Facilities

7.7.1 Is there suitable access for fire appliances with adequateprovision for a turning circle, hammerhead or other point avehicle can turn if required?

Yes No N/A



7.7.2 Are there any obstructions in the form of a gate, bollards orremovable posts that may hinder appliance access?

Yes No N/A

7.7.3 Is the building fitted with either a wet or dry rising main? Yes No N/A

7.7.4 Is the hose distance to the riser or dwelling acceptable? Yes No N/A

7.7.5 Does the front entry door have a firefighter's override? Yes No N/A

7.7.6 Is the current access provision suitable and sufficient forfirefighters? Is there an inappropriate level of security beforeentry is made into an affected dwelling by Firefighters?

Yes No N/A

7.7.7 Where locked do all firefighting facilities have FB locks? Yes No N/A

7.7.8 Are firefighting lifts installed? Yes No N/A

7.7.9 Do the lifts in the area inspected have firefighting overrides? Yes No N/A

7.7.10 Where fitted are all wet/dry riser outlets and inlets accessible? Yes No N/A

7.7.11 Is there suitable signage for firefighting facilities that wouldallow for effective use during firefighting operations?

Yes No N/A

7.7.12 Where panels are fitted for smoke ventilation and fire alarmsystems-have zonal charts been sited in a prominent positionwhich have easy to follow instructions and are accurate?

Yes No N/A

7.7.13 Does the building signage give correct directions to dwellingsin an emergency?

Yes No N/A

7.7.14 Where fitted does the Premises Information Box contain thecorrect and relevant information?

Yes No N/A

7.7.15 Comments -

Fire appliance is able to gain access to the building from Sultan street at the front.

Flats and floors levels are clearly numbered except Level signage identifying flats on floor ismissing in the 8th floor lift lobby. The missing sign should be replaced.

Fire hydrant is located Sultan Street within 90m of the block.

The block has a dry riser facility fitted with inlet at ground level at the rear and outlets on oddnumbered levels from the 5th floor up.

A drop key override is provided for the main entrance.

7.8.............................................................................................................................................

Fire Doors

7.8.1 Are all dwelling front entry doors and hardware (whererequired) compliant with certification carried out to BS476-22/BSEN 1634-1 or of a suitable notional value? (Considerseals and strips)

Yes No N/A

7.8.2 Are all cross corridor, stair and lobby doors certified to a testregime under BS476-22 or BS EN 1634-1 or of a suitablenotional value?

Yes No N/A



7.8.3 Are all electrical intake/boiler/utility service room doorssuitably fire resistant as tested under the BS476-22 or BS EN1634-1 regime or of a suitable notional value?

Yes No N/A

7.8.4 Are all ancillary doors (in escape routes) suitably fire resistantas tested against BS476-22/BS EN 1634-1 or of suitablenotional value?

Yes No N/A

7.8.5 Are all doors leading to rubbish areas or bin chutes wherethey are in the escape routes suitably tested to BS476-22/BSEN 1634-1 regime or of a suitable notional value?

Yes No N/A

7.8.6 Do all fire doors have self closing devices compliant with BSEN 1154? Where not applicable are fire doors kept lockedshut?

Yes No N/A

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

Yes No N/A

7.8.8 Do doors on the means of escape open in the direction ofescape where necessary?

Yes No N/A

7.8.9 Are doors on the means of escape fitted with appropriatepanic bolts or latches where required?

Yes No N/A

7.8.10 Where applicable are doors appropriate for use by disabledindividuals?

Yes No N/A

7.8.11 Where applicable does the door have a vision panel fitted? Yes No N/A

7.8.12 Comments -

Details of Doors:FEDs: Timber FD30s SCLobbies: Timber FD30s SC with georgian wired glassStairs: Timber FD30s SC with georgian wired glassRefuse lobby: Timber FD30s SC with georgian wired glassRefuse hoppers: Hardell 90 minute fire resistantLift hatch: Robust metal sliding hatch.Service cupboard on lower ground: Metal FD30.

(Note: lobby, stair and refuse lobby doors may have previously met FD60 standard as door is54mm thick however new Georgian Wired glass now only certified to 30 minutes.As it is not possible to ascertain when glazing has been fitted/replaced a conservativeapproach has been taken).

Defects noted:

There is a metal door with vent over the top providing access to a disused entrance ramp atupper ground level. The door and vent does not provide adequate protection to the means ofescape at this level. The disused entrance area can also be accessed by an external door, thearea also connects to a network of shafts for the district heating which was not inspected. Toensure the protection of the means of escape the internal metal door and vent should bereplaced with 100mm dense concrete blockwork tied into existing structure at door opening.(NE 4 sq m)

The timber door frame to the FED of flat is damaged. Replace damaged section withhardwood timber spliced in place fixed with 5.0 x 50mm steel screws and PVA timber glue.



The refuse hopper on the 2nd floor is not closing fully. Overhaul refuse hopper (x1).

The refuse hopper on the 9th floor has missing seals. Replace seal to Hardell refuse hopper(x1)

The intumescent seal at the top of the refuse lobby door is loose. Reattach strip (x1)

Lobby doors were slamming on the following levels: 3rd, 4th, 5th, 6th, 7th, 8th, 9th, 10th, 11th& 12th. Adjust self-closer to lobby door to ensure door closes fully without slamming.

The self-closer fitted to the stair door on the 4th floor is broken.Replace self-closer with unit conforming to BS EN 1154 fitted in accordance withmanufacturers instructions.

Lobby doors were found held open with string on the 10th & 12th. It is assumed that a residenthas done this to prevent the door slamming. RSO to write to residents to highlight the risk ofholding opening fire doors.

The metal hatch providing access to the lift motor room will not provide adequate fireresistance. The hatch should be upgraded to provide the same resistance as the compartmentfloor it is set in (120 minutes)

7.9.............................................................................................................................................

External Wall Finish

7.9.1 Is this building over 18 metres in height? Yes No N/A

7.9.2 Does this building have an external cladding system whichoverlays the original structure?

Yes No N/A

7.9.3 Does the building's exterior wall contain infill panels? Yes No N/A

7.9.4 Comments -

All buildings at the time of construction and/or alteration the external walls would havecomplied with the building regulations at the time. Southwark Council has an assessmentprocess in place that will ensure the external fabric of a block is compliant to the currentbuilding regulations. This assessment not only includes the external finish of the wall but thematerials used for insulation and fire breaks and how these materials are fixed to the building.

All panels are being examined as part of a process. This includes any that form part of theexternal fascia and those on escape routes with a single direction of escape. Where found tobe deficient or the fire rating cannot be ascertained they will be replaced as part of the MajorWorks programme.

8 MANAGEMENT OF FIRE SAFETY


8.1.............................................................................................................................................

Procedures and Arrangements

8.1.1 Are procedures in the event of fire appropriate and properlydocumented?

Yes No N/A

8.1.2 Have staff and relevant individuals been given appropriate firesafety training?

Yes No N/A

8.1.3 Are checks carried out by staff on fire safety systems whereappropriate and logged?

Yes No N/A

8.1.4 Are external stairs and in particular those devised as a meansof escape regularly inspected, maintained and appropriate foruse in all weathers?

Yes No N/A

8.1.5 Comments -

The fire evacuation policy for this building being a purpose built block of flats is; if in aprotected dwelling stay put unless affected by fire or smoke. If in the dwelling on fire or in thecommon parts, leave the building immediately, if safe to do so, and remain a safe distancefrom the building.

It is understood that tenants are provided with a planned evacuation policy in the tenant’sinformation pack which are given to them on tenancy sign up. Additionally fire action noticesdisplayed throughout the building forms a crucial part of the evacuation policy.

It is expected that the person discovering the fire will summon the fire service by telephone.Details of how to summon the fire service are contained within the tenants pack and on fireaction notices. It is not considered practicable to provide a controlled emergency evacuationassembly point for purpose built blocks of flats. It should be communicated to residents that inthe event of fire, all evacuees should wait in a safe place at a distance from the building so asnot to be affected by smoke, flame, possible explosion and fire fighting. Residents should alsounderstand that they should remain local to be available for liaison with the fire fighting crew.

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

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


Action Plan

Issue No: 6.4.2.1.............................................................................................................................................PriorityLocationFloor

HIGH

Question Is there an unnecessary fire load within the building or in close proximity of the premises whichis available to ignition from outsiders?

Issue Refuse bins are being left next to the side of the block in the area below the entrance to theKeepmoat offices.

Action The bins should be stored way from the building in a designated area (unless internal storageis available).

Status OutstandingTarget Date 25/02/2018

Images

IMG_20180122_163930610.jpg


LOW

Question Is the standard of housekeeping adequate?Issue Doormats were noted outside FEDs

Action Doormats should be removed from common areas in accordance with council policy.Status OutstandingTarget Date 26/01/2019


HIGH

Question Is the standard of housekeeping adequate?Issue Residents possessions (bikes, furniture, refuse and recycling) were noted in the lobby areas

on the following locations: Box Outside flat , shoes outside flat , bike locked in stairs on3rd floor, discarded materials in room off lobby on 4th floor.

Action These items should be removed from the communal areas in accordance with council policy.Status ResolvedTarget Date 25/02/2018


Images

IMG_20180122_161900937.jpg IMG_20180122_162507754.jpg


HIGH

Question Is the standard of housekeeping adequate?Issue Resident's possessions are being stored in the heating/communications service riser next to

flat .Action All items should be removed from cupboardStatus ResolvedTarget Date 25/02/2018

Images

IMG_20180122_155204043.jpg


HIGH

Question Is compartmentation suitable?Issue Breaches in compartmentation and poorly installed fire stopping were found service risers

(carrying heating service and communications cables) in the lobbies next to the FEDs on eachlevel. This issue is prevalent throughout the building.

Action The block should be included in a fire stopping works programme.Status OutstandingTarget Date 25/02/2018

Images

IMG_20180122_154442268.jpg IMG_20180122_155302169.jpg



MEDIUM

Question Is compartmentation suitable?Issue Holes in the electrical intake wall and ceiling have not been fire stopped with suitable

materials.Action Carry out fire stopping to wall (NE 0.5 sq m)Status OutstandingTarget Date 26/04/2018

Images

IMG_20180122_163755491.jpg


MEDIUM

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

Issue There are poorly secured cables over the entrance to flats which could fall in theevent of fire and cause and obstruction.

Action These cables should be secured with substantial metal fixings (2 No. should be adequate tomitigate risk)

Status ResolvedTarget Date 26/04/2018

Images

IMG_20180122_155837967.jpg


HIGH

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

Issue Metal Security Gates to flats: There is a metal gate fitted across the FED of flat ; it they willobstruct egress by the occupants of the flat, obstruct the lobby/balcony when opened andaccess to the fire service in the event of a fire, they must be removed.

Action RSO to liaise with the resident reminding them of the risks involved and ensure removal of thegates.

Status Outstanding


Target Date 25/02/2018Comments Identified in previous FRA Work Ref APEX-HSI-1003490

Images

IMG_20180122_160551597.jpg


HIGH

Question Are vents/openings obstructed in any location where they are required?Issue Large timber ply panels have been left against the louvred vents in the rooms of the lift lobbies

on the 16th, 18th & 20th floors. This is block are large proportion of the free ventilation area.Action The panels should be removed.Status OutstandingTarget Date 25/02/2018

Images

IMG_20180122_153112476.jpg


LOW

Question Does the building signage give correct directions to dwellings in an emergency?Issue Level signage identifying flats on floor is missing in the 8th floor lift lobby.Action The missing sign should be replaced.Status OutstandingTarget Date 26/01/2019


HIGH

Question Are all dwelling front entry doors and hardware (where required) compliant with certificationcarried out to BS476-22/BSEN 1634-1 or of a suitable notional value? (Consider seals andstrips)


Issue The timber door frame to the FED of flat is damaged.Action Replace damaged section with hardwood timber spliced in place fixed with 5.0 x 50mm steel

screws and PVA timber glue.Status OutstandingTarget Date 25/02/2018

Images

IMG_20180122_162745989.jpg


MEDIUM

Question Are all electrical intake/boiler/utility service room doors suitably fire resistant as tested underthe BS476-22 or BS EN 1634-1 regime or of a suitable notional value?

Issue There is a metal door providing access to a disused entrance ramp at upper ground level. Thedoor and vent does not provide adequate protection to the means of escape at this level. Thedisused entrance area can also be accessed by an external door, the area also connects to anetwork of shafts for the district heating which was not inspected.

Action To ensure the protection of the means of escape the internal metal door and vent should bereplaced with 100mm dense concrete blockwork tied into existing structure at door opening.(NE 4 sq m)

Status OutstandingTarget Date 26/04/2018


HIGH

Question Are all doors leading to rubbish areas or bin chutes where they are in the escape routessuitably tested to BS476-22/BS EN 1634-1 regime or of a suitable notional value?

Issue The refuse hopper on the 2nd floor is not closing fully (did not appear to be blocked).Action Overhaul refuse hopper (x1).Status OutstandingTarget Date 25/02/2018


HIGH


Issue The refuse hopper on the 9th floor has missing seals.Action Replace seal to Hardell refuse hopper (x1)Status ResolvedTarget Date 25/02/2018


Comments Referred to CRTO. Works raised to contractors. Works completed and inspected.


HIGH


Issue The intumescent seal at the top of the refuse lobby door is loose.Action Reattach strip (x1)Status OutstandingTarget Date 25/02/2018


HIGH

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

Issue Lobby doors were slamming on the following levels: 3rd, 4th, 5th, 6th, 7th, 8th, 9th, 10th, 11th& 12th.

Action Adjust self-closer to lobby door to ensure door closes fully without slamming.Status OutstandingTarget Date 25/02/2018


HIGH


Issue The self-closer fitted to the stair door on the 4th floor is broken.Action Replace self-closer with unit conforming to BS EN 1154 fitted in accordance with

manufacturers instructions.Status OutstandingTarget Date 25/02/2018


HIGH


Issue Lobby doors were found held open with string on the 10th & 12th. It is assumed that a residenthas done this to prevent the door slamming.

Action RSO to write to residents to highlight the risk of holding opening fire doors.Status ResolvedTarget Date 25/02/2018

Issue No: 7.8.7.1.............................................................................................................................................


PriorityLocationFloor

MEDIUM

Question Are any fire doors surveyed at this site constructed of anything else other than wood?Issue The metal hatch providing access to the lift motor room will not provide adequate fire

resistance.Action The hatch should be upgraded to provide the same resistance as the compartment floor it is

set in (120 minutes)Status OutstandingTarget Date 26/04/2018

asset identifier phau06281001 address otterburn house, 1 ...€¦ · otterburn house, 1-81,sultan...

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