facility risk management
DESCRIPTION
Facility Risk Management. David F. KentandGerry Mullock MarshSEMF. Objectives. Gain an understanding of the regulatory framework relating to facilities risk management, e.g. Objectives of the BCA - PowerPoint PPT PresentationTRANSCRIPT
David F. Kent and Gerry MullockMarsh SEMF
Facility Risk Management
Marsh 2
Objectives
Gain an understanding of the regulatory framework relating to facilities risk management, e.g. Objectives of the BCA
Highlight property protection issues that can occur during typical fire service fire scene management
Gain an understanding of performance based design and its potential impact upon property protection
Address risk management issues relating to facilities– owning and occupying facilities– planning for refurbishment or new facilities
Marsh 3
Session
Asset Management
Liability Management
Planning and design considerations for building stock and structures refurbishment or new construction
Summary/Conclusion
Maintenance of Maintenance of Essential Health and Essential Health and Safety FeaturesSafety Features
SCIENTISTS ENGINEERS MANAGERS & FACILITATORS
The following items of equipment have been normally maintained
under the standard facilities maintenance contract until May
2004.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.1 Structural fire protection and compartmentation
Wall wetting sprinklers (including doors and windows required in conjunction with wall-wetting sprinkler systems)
Clause C3.4 of Vol One of the BCA . C3.4, C3.8, C3.11, D1.7, D1.8, G3.8
As prescribed by AS 1851.3 where installed as part of the sprinkler system; or six monthly inspections for compliance, damage or deterioration and water supply availability where installed as part of another system.
Fire doors (including sliding fire doors, warning systems) including self-closing, automatic closing and latching mechanisms
Clause C2.12, C2.13, C3.4-3.8, C3.10, C3.11, D1.7, D1.8, D1.12 & Specification C3.4 and AS/NZS 1905.1
Monthly as prescribed in AS 1851.7 check operation of handles, closers and electronic strikes
Smoke doors and associated self-closing automatic closing and latching mechanisms
Clause D2.6 & Specification C3.4
Monthly as prescribed in AS 1851.7 check operation of handles closers and electronic strikes
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.5 Fire-fighting service and equipment
Fire hydrant system (including on-site pump set and fire service booster connection)
Clause E1.3 and AS 2419.1
6-monthly where a pump set is not installed. Weekly if a pump set is installed
Fire hose reel system Clause E1.4 and AS 2419.2
6 monthly as prescribed in AS 1851.2
Sprinkler systems Clause E1.5, G3.8 and H1.2 and AS 2419.3
Weekly as prescribed in AS 1851.3
Portable fire extinguishers
Clause E1.6 and AS 2419.11
6 monthly as prescribed in AS 1851.1
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.2 Means of egress
Nil
Table I1.3 Signs
Signs concerning use of lifts in the event of fire
Clause E3.3 Annual inspections to ensure that the warning sign is in place and legible. Part of annual inspection only
Table I1.4 Emergency lighting
Emergency lighting Clauses E4.2 and E4.4, and AS/NZS 2293.1
Six monthly visual inspections as prescribed in AS/NZS 2293.2.
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.6 Air-handling systems
Smoke hazard management:
Automatic air pressurisation systems for fire isolated exits
AS/NZS 1668.1 or as approved by the relevant authority
As prescribed in AS 1851.6 Frequency routines modified for Level 1 - six monthly Appendix B 10.
Zone Smoke control system
AS/NZS 1668.1 or as approved by the relevant authority
As prescribed in AS 1851.6 Frequency routines modified for Level 1 - six monthly Appendix B 10.
Table I1.7 Automatic fire detection and alarm systems
Smoke and heat Detection system
Clause 4 of Specification E2.2a
Weekly if not monitored as prescribed in AS 1851.8, or monthly if monitored as prescribed in AS 1851.8.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.8 Occupant warning system
Emergency warning and intercommunication systems
Clause E4.9 and Specification E2.2a of Vol One of the BCA and AS 2220 part 1 and 2
Monthly as prescribed in AS 1851.10. (Schedule 4 specifies 3-monthly to AS 1851.10,but this is not allowed in the standard)
Building Occupant Warning system
Clause 8 of Specification E1.5 Clause 6 of Specification E2.2a
Monthly as prescribed in AS 1851.8.
Table I1.9 Lifts
Nil
Table I1.10 Emergency standby power systems
Nil
Clause I1.1 Safety Measures
Clause I1.1 Safety Measures
Measures to be maintained BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.11 Building clearance and fire appliance access
Nil
Table I1.12 Other Measures
Nil
Table I1.13 Building use and application
Nil
Clause I1.2 Mechanical ventilation and hot water, warm water and cooling water systems
Mechanical ventilation and hot water, warm water and cooling water systems in a building other than a system only serving a single occupancy unit in a Class 2 or 3 building or Class 4 part
AS/NZS 3666.2 As prescribed in AS 3666.7
The following items of equipment have not normally been maintained under the standard facilities maintenance
contracts up to May 2004 but are now required to be maintained.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.1 Structural fire protection and compartmentation
Building elements, required to satisfy fire resistance levels
Section C D1.12
Annual inspection for damage, deterioration, or unauthorised alteration.
Materials and assemblies required to have fire hazard properties
Section C and Specifications C1.1 and C1.10.
Annual inspection for damage, deterioration, or unauthorised alteration.
Elements required to be non-combustible, provide fire protection, compartmentation or separation
Clause C2.5 to C2.14, C3.3, C3.11 D1.7, D1.8 E1.3 G3.4
Annual inspection for damage, deterioration, or unauthorised alteration.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.1 Structural fire protection and compartmentation
Fire shutters Clauses C3.4, C3.5, D1.7, D1.8 &Specification C3.4 or AS 1905.2 as appropriate
Annual inspection for damage or deterioration or unauthorised alteration.
Solid core doors including self-closing, automatic closing and latching mechanisms
Clause C3.11 Annual inspection for damage or deterioration and check operation of closers, handles and electronic strikes
Fire protection at service penetrations through elements required to be fire resisting with respect to integrity or insulation, or have a resistance to the incipient spread of fire )
Clauses C3.12, C3.13, C3.15, C3.9 and Specification C3.15
Annual inspection for damage, deterioration, or unauthorised alteration; (check integrity of joints and junctions; and check that any additional penetrations have been adequately fire stopped.)
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.1 Structural fire protection and compartmentation
Fire windows (including windows that are automatic or permanently fixed in position)
Clauses C3.4, C3.8, C3.11, D1.7, D1.8 & Specification C3.4
Annual inspection for damage, deterioration, or unauthorised alteration.
Fire protection associated with construction joints, spaces and the like in a between building elements required to be fire resisting with respect to integrity and insulation
Clause C3.16 Annual inspection for damage, deterioration, or unauthorised alteration.
Proscenium walls (including proscenium curtains)
Specification H 1.3 Annual inspections for damage, deterioration, or unauthorised alteration.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.2 Means of egress
Paths of travel to and discharge from exits
Clause D1.6 Three monthly inspections to ensure there are no obstructions and no alterations have been made.
Discharge from exits (including paths of travel from open spaces to public roads)
Clauses D1.7, D1.9 to D1.11, D2.12, G4.3, G4.6, G4.7
Three monthly inspections to ensure that doors are operable and are clear of obstructions.
Exits including Fire isolated stairways, ramps and passage ways including handrails, balustrades and stair treads
Clauses D2.2, D2.3, D2.8 to D2.11, D2.13, D2.16, D2.17
Three monthly inspections to ensure there are no obstructions and no alterations have been made.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.2 Means of egress
Discharge from exits (including paths of travel from open spaces to public roads)
Clauses D1.7, D1.9 to D1.11, D2.12, G4.3, G4.6, G4.7
Three monthly inspections to ensure that doors are operable and are clear of obstructions.
Exits including Fire isolated stairways, ramps and passage ways including handrails, balustrades and stair treads
Clauses D2.2, D2.3, D2.8 to D2.11, D2.13, D2.16, D2.17
Three monthly inspections to ensure there are no obstructions and no alterations have been made.
Smoke lobbies in fire-isolated exits
D1.7, D2.6 Annual inspection to ensure there are no obstructions and no alterations have been made.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.2 Means of egress
Open access ramps or balconies for fire isolated exits
D2.19 to D 2.23 Annual inspection to ensure there are no obstructions and no alterations have been made.
Doors (other than fire or smoke doors) in a required exit, forming part of a required exit or in a path of travel to a required exit, and associated self closing, automatic closing and latching mechanisms
Clause D1.6, D2.19 to D2.21, D2.23
Three monthly inspections to ensure that the latches are operable and will open without the use of a key in an emergency.
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.3 Signs
Exit signs (including directional signs)
Clauses D1.12 E4.5, E4.6 and E4.8 and AS/NZS 2293.2
Six monthly inspections to confirm operation, avoidance of obstruction. Undertake procedures as prescribed in AS/NZS 2293.2 (previously 6 monthly)
Signs concerning use of lifts in the event of fire
Clause E3.3 Annual inspections to ensure that the warning sign is in place and legible.
Warning signs and alarms on sliding fire doors and doors to non-required stairways, ramps escalators
Clause C3.6 Annual inspection to confirm operation, avoidance of obstruction and that signs are in place and legible. For flashing luminaries and visual alarms, undertake procedures as prescribed in AS/NZS 2293.2.
Clause I1.1 Safety Measures
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.3 Signs
Signs, intercommunication systems, or alarm systems on doors of fire-isolated exits stating that re-entry to a storey is available
Clause D2.22 Annual inspection to ensure signs are in place and legible
Signs alerting people that operation of doors must not be impaired
Clause D2.23 Annual inspection to ensure signs are in place and legible
Signs required on doors in alpine areas, alerting people that they open inwards
Clause G4.3 Annual inspection to ensure signs are in place and legible
Fire order signs required in alpine areas.
Clause G 4.9 Annual inspection to ensure signs are in place and legible.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.4 Emergency lighting
Emergency lighting Clauses E4.2 and E4.4, and AS/NZS 2293.1
Three/six monthly visual inspections to ensure operation, power availability and avoidance from obstruction. Undertake procedures as prescribed in AS/NZS 2293.2. 2 (previously 6 monthly)
Artificial lighting required to assist occupant movement and egress
Clauses F4.4, H1.7,and AS 1680.0
Three monthly inspections to ensure lighting levels are still achieved and not affected by obstructions.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.5 Fire-fighting service and equipment
Fire control centres (or rooms)
Specification E1.8 Annual inspection to ensure compliance of construction and contents with BCA.
Special hazards fire-fighting systems and equipment
Clause E1.10 As prescribed in AS 1851.12 or AS 1851.16 as applicable.
Table I1.6 Air-handling systems
Smoke hazard management: systems
Clause E2.2
Automatic smoke exhaust system
Specification E2.2b or as approved by the relevant authority
As prescribed in AS 1851.6. Frequencies modified for Level 1 – 6 monthly
Automatic smoke and heat vents
Specification E2.2b or as approved by the relevant authority
As prescribed in AS 1851.6. Frequencies modified for Level 1 – 6 monthly
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.6 Air-handling systems
Air handling systems that do not form part of smoke hazard management system and which may unduly contribute to the spread of smoke
Specifications E2.2c and G3.8 and AS 2665
As prescribed in AS 1851.6
Miscellaneous air handling systems covered by Sections 5 & 11 of AS 1668.1 serving more than 1 fire compartment
Specifications E2.2b and C2.3 as applicable, or as approved by the relevant authority
As prescribed in AS 1851.6
Other air handling systems
Specification E2.2b or as approved by the relevant authority
As prescribed in AS 1851.6
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.6 Air-handling systems
Carpark mechanical ventilation system
Clause F4.11 & AS 1668.2
Frequency as nominated by supplier on label attached to equipment in accordance with AS 1668.2, Appendix B7
Atrium smoke control system
Specification G3.8 and AS 1668.1
As prescribed in AS 1851.6
Table I1.7 Automatic fire detection and alarm systems
Self contained smoke and heat (thermal) alarm system
Clause 3 of Specification E2.2a
Monthly inspection to test operation. Replace battery or units as necessary.
Atrium fire detection and alarm system
Clause 4 of Specification E2.2a
Weekly if not monitored as prescribed in AS 1851.8, or monthly if monitored as prescribed in AS 1851.8.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.8 Occupant warning system
Nil
Table I1.9 Lifts
Stretcher facility Clause E3.2 Annual inspections to ensure compliance with BCA requirements.
Emergency Lifts Clause E 3.4 and AS 1735.2
Periodic inspection in accordance with manufacturer’s recommendations (not more than one year intervals).
Passenger lift fire service controls
Clause E3.7 Periodic inspection to ensure compliance with BCA requirements (not more than one year intervals).
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.10 Emergency standby power systems
Stand-by power systems
Clause E3.4 Clause G3.8 and Specification G3.8
Six monthly testing to ensure auxiliary power is operable.
Table I1.11 Building clearance and fire appliance access
Access for fire appliances
Clauses C2.3, C2.4 Annual inspection to ensure that unobstructed access to buildings and fire fighting facilities is maintained.
Clearances for large isolated buildings
Clauses C2.3, C2.4 Annual inspections to ensure clearances are maintained.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.12 Other Measures
Glazed assemblies
Clause B1.4, F1.13, AS 2047 and AS 1288
Annual inspection to ensure no changes and that replacement glass complies with safety requirements.
Balconies Part B1 Annual inspections to ensure that balconies are in place and check for damage and deterioration.
Balustrades Part B1 Clause D2.16
Annual inspections to ensure that balustrades are in place and check for damage and deterioration.
Refrigerated chambers, strong rooms and vaults
Clause G1.2 Three monthly inspections to ensure safety devices are in place and operable.
Bushfire protection measures
Part G5 .2 Annual inspection to ensure continuing compliance.
Clause I1.1 Safety Measures
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Table I1.13 Building use and application
Classification and use of Building
Clause A3.2 to A3.4 Annual inspections to ensure that the building is being used and occupied in accordance with its assigned classification.
Occupancy hazard Clauses E1.5, E1.6, E1.10
Annual inspection to ensure that occupancy hazards do not exceed approved levels.
Clause I1.2 Mechanical ventilation and hot water, warm water and cooling water systems
Mechanical ventilation and hot water, warm water and cooling water systems in a building other than a system only serving a single occupancy unit in a Class 2 or 3 building or Class 4 part
Clause F4.4 F4.11, F4.12. AS 16668.2, AS/NZS 3666.2
As prescribed in AS/NZS 3666.2
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Part 7 of the Plumbing Regulations 2004 (Tasmania)
On-site waste water management systems
Relevant Performance Requirements of the (or a) Certificate of Accreditation issued under the Code
The Director of Building control has not specified those frequencies other than those specified in the relevant Certificate of Accreditation issued under the Tasmanian Plumbing Code
Testable Backflow Prevention Devices
Relevant Performance Requirements of the Code
As prescribed in AS 2845.3
Measures to be maintained
BCA provisions for determining standard of performance
Nature and frequency of maintenance
Part 7 of the Plumbing Regulations 2004 (Tasmania)
Thermostatic mixing valves and tempering valves installed in early childhood centres, primary and secondary schools, hospitals and nursing homes, or similar facilities for people with disabilities, young people, elderly people or sick people.
Relevant Performance Requirements of the Code
As prescribed in AS 2845.3
Emergency Evacuation Procedures
Emergency Control organisation and procedures
AS 3745 and AS 4086 for Class 9a buildings
As prescribed in the Standard
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Asset Management
Str
eet
Building
Parkland
Street
Par
klan
d
Hydrant
Fire lane
Marsh 34
Legislative and Regulatory Compliance
Construction defined primarily by Building Code and Building Regulations but also impacted by legislation for OH&S, Dangerous Goods, Environment
Legislation and regulations are a manifestation of the community’s minimum standard
Legislation & regulations are primarily directed at the protection of the community at large
Occupancy or risk to the business is a matter for the organisation and stakeholders
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BUILDING CODE (BCA )
Life Safety of Occupants
Life Safety of Fire Fighters
Protection of Adjacent Properties
Minimum construction requirements for:
Marsh 36
Performance Regulation
“ 229 If a builder build a house for some one, and does not construct it properly, and the house which he built fall in and kill its owner, then that builder shall be put to death.
230. If it kill the son of the owner the son of that builder shall be put to death.
231. If it kill a slave of the owner, then he shall pay slave for slave to the owner of the house. ”
King Hammurabi of Babylonia 1955BC-1913BC
Source http://www.yale.edu
Marsh 37
Performance Based Design
Allows designers to use innovative solutions based upon design assumptions which may not be as robust as the empirical knowledge in “cookbook” building design
Tailored maintenance solutions & management which may not be sustainable
CONS
Marsh 38
Performance Based Design
Allows designers to use innovative design solutions instead of applying “cookbook” approach to building design
Allows designers to apply state of art knowledge to designs which may not be formalised in the prescriptive requirements
PROS
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Performance Design
Combustible insulation
Occupant Intervention
Fire Brigade Intervention
Smoke detection instead of sprinkler protection
Marsh 40
Performance Design
Combustible insulation
Marsh 41
FIRE SERVICE
Fire Service duties are:
Prevention of Fire
Suppression of Fire
Protection of Life
Protection of Property
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FIRE SERVICE
RECEO
Rescue - Persons
Exposures - Spread of fire to other structures
Containment - Restricting internal fire spread
Extinguishment - Suppression activities
Overhaul - Salvage operations and mopping up
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Smoke Management
ClearLayer
Objective is to maintain clear layer allowing occupants time for escape.
2.1metres
Marsh 44
Smoke Management
ClearLayer
Smoke production can exceed exhaust rate after a period of time.
Liability Management
Marsh 46
Liability Management
TYPICAL
Slip, trips and falls - Floor surfaces
Egress - Number and size of exits, Exit routes
EWIS, Emergency lighting
Emergency Planning – dynamic process/“foreseeable risk”
Life safety - Sleeping risks (hostels, dormitories etc.)
Marsh 47
Liability Management
Other exposures
Damage/Fire Spread to 3rd parties
– Normal operations
– Abnormal operation
Environmental
– Air quality
– Hazardous Materials (PCBs, Asbestos)
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Liability Management
Positive controls:
Induction of contractors and their staff (no induction = no access)
Pre-approved contractors processes
Change Management
Document control:
– Workers compensation/ Public liability
– Employee/contractor nomination
Planning and Design
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Start
Feasibility Study
Conceptual DesignDesign
Development
End
Design Documentation
Construction / Installation
Commissioning
Management in Use – Operation of the asset eg. event,
building, structure etc
Change of Use and/or
Refurbishment
Demolition
Project Cycle
Marsh 51
Decision Tree – Property Protection
Manage Threat Manage Exposures
Manage F ire Im pact
E lm inate Ignition Sources Keep Fuel Away From Ignition Sources
Prevent F ire Initia tion
F ire P rotection
OR
OR
OR
Includes:Electrical PowerFireArsonSmoking
Includes:SprinklersFire DetectionCompartmentation
Includes:Electrical PowerFireArsonSmoking
Includes:Evacuation SystemsSmoke Management
Marsh 52
Conclusion
Legislative compliance does not equal addressing operational/business risk
Specifications should address operational/business risk
Overseas standards should used when there is no Australia equivalent
Understand the demands placed upon Public Fire Protection
Maintain corporate knowledge of your buildings and systems