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Produced using Rowanwood Apex Health and Safety Asset Identifier PHAU05120501 Address RYE HILL PARK, 34-120,PECKHAM RYE,RYE HILL ESTATE,NUNHEAD Post Code SE15 3JU Code FRA-PB Version 12 Description FRA-PURPOSE BUILT BLOCKS Assessment Date 23/09/2019 Assessment Version Current Assessor Name Michael Majekodunmi
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Asset Identifier PHAU05120501 Address RYE HILL PARK, 34 ...€¦ · RYE HILL PARK, 34-120,PECKHAM RYE ... in accordance with Article 9 of the requirements of the Regulatory Reform

Oct 16, 2020

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Page 1: Asset Identifier PHAU05120501 Address RYE HILL PARK, 34 ...€¦ · RYE HILL PARK, 34-120,PECKHAM RYE ... in accordance with Article 9 of the requirements of the Regulatory Reform

Produced using Rowanwood Apex Health and Safety

Asset Identifier PHAU05120501Address RYE HILL PARK, 34-120,PECKHAM

RYE,RYE HILL ESTATE,NUNHEADPost Code SE15 3JU

Code FRA-PBVersion 12Description FRA-PURPOSE BUILT BLOCKS

Assessment Date 23/09/2019Assessment Version CurrentAssessor Name Michael Majekodunmi

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1 CONTENTS

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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 -

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2 INTRODUCTION

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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.

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3 SUMMARY

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

Summary

3.1.1 Risk Rating LOW 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 2020

3.1.3 FRA Type PB

3.1.4 Storeys Ground and Above 11

3.1.5 Storeys Below Ground 0

3.1.6 Units 44

3.1.7 Status COMPLETE

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3 SUMMARY

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3.1.8 Building Dimensions. Length, width and height.

The block measures approximately 18m x 10m. The building is approximately 32m in heightfrom the ground to the habitable upper floor surface.

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

The current risk score for the premises is Low Moderate, this can be reduced to Tolerable if thefollowing actions are carried out:Install an overhead door closer to the FEDReplace damaged FED with a FD30S SCReplace the non fire resisting fanlight glazing above the FED with fire rated glazing

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

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4 GENERAL BUILDING INFORMATION

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

General Building Information

4.1.1 Building information

Features of the block:Storeys: 11Number of dwellings: 44Number of lifts: 2 - serve alternate floors (2165 & 2166)Windows: uPVCNumber of stairwells: 1 protectedExits: 2Roof: FlatEmergency lighting: YesLightning Conductor: YesDry Riser Inlet: Under steps to main entrance

Dry Riser Outlet: Even floors, from 4th floor upwards and on the flat roof.Secure Entry: YesRoof Access: FlatVentilation: Lobbies & StairsFEDs: Upgraded FD30S SC

34-120 Rye Hill Park is an eleven storey purpose built residential block comprising of 44 singlelevel dwellings.Concrete framed brick building, uPVC windows throughout, under a flat roof.The building has one protected stairwell giving access to ventilated lift lobbies on all floorlevels; four dwellings accessed off lift lobbies. The protected stairwell is accessed off theground floor lift lobby.

There is a rear alternative exit door from the ground floor lobby which leads to a place ofultimate safety. There are two exit doors at the base of the protected stairwell, back to the frontof the block or to the ground floor lift lobby. Dwellings have individual private balconiesarranged either to the rear of or right side of the block.

Access to the building is via raised concrete stairs to a secured entrance door with fob,intercom and drop key access.

There are two passenger lifts which serve alternate floors – lift 2165 & 2166There are operational refuse chutes on all upper floors which discharge into an enclosedlocked bin chamber at lower ground (underneath the raised stairs). Refuse chutes are situatedon open landings and accessed off upper floor lift lobbies.There are open landings to the left side of upper floor lift lobbies with metal louvered doors.The open landings contain redundant drying cupboards which are boarded up.

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4 GENERAL BUILDING INFORMATION

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There are electric meters adjacent front entrance doors (FEDs) housed in a locked metalenclosure.There is an area at lower ground floor comprising redundant pram sheds and an electricalintake cupboard. There is an electrical substation to the right side of the block (no access).There is a redundant refuse chute room under the stairs at ground level and is accessed fromthe ground floor lift lobby – the room was found empty.There are two metal hatches on the tenth floor lift lobby ceiling which gives access to the flatroof and lift motor room. Access ladder provided. The building is fitted with a dry rising mainsystem.

Premises layout:Lower Ground: Redundant pram sheds, electrical intake, refuse room, electrical substation.Upper ground Floor: 34-401st Floor: 42-482nd Floor: 50-563rd Floor: 58-644th Floor: 66-725th Floor: 74-806th Floor: 82-887th Floor: 90-968th Floor: 98-1049th Floor: 106-11210th Floor: 114-120

4.1.2 Any further building comments?

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.

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4 GENERAL BUILDING INFORMATION

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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.

The building contains sleeping occupants in protected dwellings. It is not untypical of a socialhousing block or young persons of various ages, physical & mental health abilities andbehavioural styles to be in the premises by way of lawful and unlawful tenancies or visit.It is not practical to identify all such persons on the premises. It is expected thatlone workers are informed of risks and have appropriate fire instruction & training.

It has not been identified to the assessor any specific individual person especially at risk fromfire. The Regulatory Reform Fire Safety Order is limited to the common parts of the building;therefore individual dwellings were not inspected as part of this assessment.

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5 MAINTENANCE SCHEDULES

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

Maintenance Schedules

5.1.1 Maintenance Schedules

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

Dry/Wet Riser - Annual Wet Test - 12-Feb-19Dry/Wet Riser - Visual Inspection - 12-Feb-19Electrical Periodic Inspection Rep. - 10-Dec-10Emergency Communal Lighting - 28-Sep-18Lightning Protection Test - 02-Oct-18

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6 FIRE HAZARDS AND THEIR ELIMINATION ANDCONTROL

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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 carries out a statutory 5 yearly inspection and testing of the landlordselectrical supply system. Records of all testing inspection and maintenance are held on thecouncils 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.

There is a mains electrical intake cupboard at lower ground level. According to the testinglabels, the fixed electrical installation was last tested 20.05.15 and the next testing date is 5years from the testing date.There are electric meters adjacent front entrance doors (FEDs) housed in a locked metalenclosure.

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6 FIRE HAZARDS AND THEIR ELIMINATION ANDCONTROL

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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

There are no communal gas appliances within this building.

A natural Gas supply may be fed to individual dwellings for cooking purposes. The installationis subject 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.

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.Smoking in the communal areas is not permitted, however it is understood that residents maysmoke within their own dwellings.

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

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6 FIRE HAZARDS AND THEIR ELIMINATION ANDCONTROL

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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 (and rear), which prevents unauthorised persons fromentering the building. At the time of the assessment there were no signs or evidence of arsonor anti-social behaviour within the area.

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

The lightning conductor system is inspected and tested annually in accordance with BS EN62305. All records of such inspecting and testing are held centrally at Southwark Council`soffices.

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

Housekeeping

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

Shopping cart and carpet rug noted on the open landing which vents to fresh air. Overall,housekeeping in the communal area was to a good standard.

6.7.2 Are combustible materials separated from any sources ofignition?

Yes No N/A

6.7.3 Comments

All Southwark council properties undergo regular cleaning in communal areas. No storage orcombustibles which would either obstruct or impede escape were observed on this inspection.

6.7.4 What is the housekeeping regime for the premises MANAGED

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

N/A

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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.

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7 FIRE PROTECTION MEASURES

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

Measures to Prevent Fire Spread and Development

7.1.1 Is compartmentation suitable? Yes No N/A

Refer to section 7.2.4.

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.

Individual flats have boilers which are vented to an outside wall and external service vents areprovided in the building. Any internal service ducting should be inspected for fire stoppingbetween compartments. 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.There are vertical metal riser panels running up the building alongside the lobbies - opening onthe ground, 3rd, 6th, 9th lift lobby via metal doors - the risers contain electrical installations &ryefield boxes.There are wooden riser panels containing telecom cables and also run up the building,alongside the upper floor lobbies. Riser panels are in a satisfactory condition.

The refuse chutes are of various standards situated on the open landings - 1st floor upwards.Some are relatively old but in working condition, the chute hopper on the 6th floor has beenreplaced with 1.5 hour rated chute hopper (DMC TYPE 'CI') and several upgraded to anunknown standard. Ventilated landings are separated from the protected lobbies with anotional FD60S SC door. Chute hoppers should be replaced when defective.

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.

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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

The exit doors open in the direction of travel and are fitted with a single action door handle.

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

All but one fanlight glazing above FEDs are constructed of georgian wired glass. The fanlightglazing above the FED of flat appears to be constructed of toughened glass and is notdeemed fire resistant - no etching or kite mark noted to ascertain this was fire rated.

At the time of the assessment it was noted that the fanlight above the redundant refuse chuteroom door is constructed with plywood. However, the room was found empty, the room opensinto the protected lobby at ground floor. It is not certain that the room will remain empty oroccupied in the near future.

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

Loose wiring should be secured with metal clips & fixings to avoid entrapment - within lobbies.

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

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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 block measures approximately 18m x 10m. The building is approximately 32m in heightfrom the ground to the habitable upper floor surface.

The building has one protected staircase. With the exception of the ground floor lift lobby, alldwellings have one direction of travel from the FEDs to a final exit. There is a rear alternativeexit door from the ground floor lobby, allowing for two direction of travel. There are two exitdoors at the base of the protected stairwell - back to the front of the block or to the ground floorlift lobby. All flats are separated from the protected stair via a ventilated lobby (ADB 2013, para2.20) and meet the recommended travel distance of 7.5m in a ventilated lobby to the protectedstair (ADB, Diagram 7b). The furthest FED to the protected staircase is 5.5m on upper liftlobbies and 5m on ground floor lift lobby. The building has permanent open vents whichprovides ventilation to the lift lobbies and stairwell. The building is deemed to be satisfactory.

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 fire spreadbeyond 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.It must be assumed that the flats have an internal protected lobby, as is the case with the vastmajority internal flat layouts.All flats are within 45m of a dry riser main. Refer to firefighting section.

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

Emergency escape lighting has been installed within the common areas in line with BS5266: Pt1:2016.Emergency escape lighting was also noted in the redundant shed area and intake cupboard atlower ground.

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

Fire Safety Signs and Notices

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

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Directional exit signage is provided on the escape route - lobbies & stairs.There is a missing directional exit sign on the 1st floor stair landing - 'down and left from here'.This is a single escape stair with an uncomplicated layout. Exit signs are fitted on all upperstair landings. This arrangement is satisfactory.

The directional exit sign (down from here) above the ground floor stair door (lobby side) is notrequired as any persons within the ground floor lift lobby would exit through the main entranceor alternative exit door - the sign indicates exit into the escape stair. However, both thealternative exit and main entrance door also have exit signs on the doors. This arrangement issatisfactory.

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

Yes No N/A

'Fire Exit Keep Shut' signs are fitted on communal doors.A 'Fire Exit Keep Clear' sign should be fitted to both surfaces of the alternative exit door.

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

Yes No N/A

A fire action notice is fitted in all lift lobbies.

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

Yes No N/A

'No smoking' signs are fitted within the communal area.

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

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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.

Flat were sampled as part of the inspection are fitted witha part 6 LD2 system, as per BS5839:2013.

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

Ventilation is provided at the head of the stairwell by Permanent Opened Vents (POVs) - metalmesh and louvered vent. The vent has an approximate free space of 1m². Due to the metallouvres, the ventilation area has been reduced. In addition, to the POV at the head of thestairwell, there are openable windows at each floor level operated with a firefighter’s budgetkey.The POV at the head of the stair should be increased when cyclical works are carried out tothe building.

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

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7.6.9 Comments

STAIRWELLVentilation is provided at the head of the stairwell by Permanent Opened Vents (POVs) - metalmesh and louvered vent. The vent has an approximate free space of 1m². Due to the metallouvres, the ventilation area has been reduced. In addition, to the POV at the head of thestairwell, there are openable windows at each floor level operated with a firefighter’s budgetkey.The POV at the head of the stair should be increased when cyclical works are carried out tothe building.

GROUND FLOOR LIFT LOBBYPermanent cross-ventilation is provided in the ground floor lift lobby by louvered vents - ventsto the rear have an approximate free space of 1m² and 0.80m² to the main entrance. Exit doorsfrom the ground floor lift lobby open directly to fresh air.

UPPER LIFT LOBBY

POV is provided to left side of the upper level lobbies by the means of a louvered door whichopens to an open to air landing – ventilation area of approximately 2m².

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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

Dry riser inlet & outlet signs are fitted on the metal cabinets, in the lift lobbies and mainentrance. The sign fitted to the flat roof hatch on the 10th floor is beginning to peel. The signshould be replaced when it is detached.

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

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Block sign, block level & flat level signs are fitted.There is a dry riser inlet at ground floor (on the underside of the raised stairs) with outlets oneven floors, from 4th floor upwards and on the flat roof. The outlets are situated within the openbin store landing. There are signage provided to indicate the location of the inlet & outlets. Theinlets and outlets are secured in a metal cabinet, some with georgian wired glass panel.According to the testing labels, the dry riser was last serviced February 2019.Fire service override switches are fitted to the passenger front entrance & rear exit door (fromground lobby). A fire hydrant is located outside Rye Hill Park.There are openable windows provided on the stairwell which can be opened with a fireman'sbudget key.There is an access road to the front of the block (either side) which has an approximate widthof 4m and complies with ADB, Table 15.2. Area to the front of the building has been marked offfor emergency service use only.

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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

The FED to flat is damaged to the lower end and has therefore compromised the integrity ofthe door. The damaged area has been covered with chipboard.

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

Stair doors - FD60S SC hung on 4 hinges. The stair doors are fitted with vision panel glazingconstructed of pyro glass - kite marks seen on the glazing.

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

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The electrical cupboard door is 44mm thick with a solid core. The door is fitted with a metalface.Each flat has access to an electrical meter housing located next to FEDs. Housing is a metalenclosure with a metal door and are deemed to be notional FD30 doors all in satisfactorycondition.

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

The redundant bin store room door within the ground floor lift lobby is a notional FD30.

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

Bin store doors are a notional FD60S SC hung on 4 hinges.

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

The benchmark in the Local Government Group (LGG) for blocks over six storeys where flatsare accessed via corridor/lobby from a single escape staircase is that the flat entrance doors(FEDs) should as a minimum be an upgraded FD30S SC.

The FEDs to flats were inspected. With the exceptionof flat FEDs were found to be an upgraded FD30S fitted with a concealed overhead doorcloser.An overhead door closer is required to the FED of flat

All flats have similar FEDs to that sampled and all are deemed to be FD30S SC doors.

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

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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

There are external infill panels below windows.

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.

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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

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.

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Action Plan

Issue No: 6.7.1.1.............................................................................................................................................PriorityLocationFloor

LOW

Question Is the standard of housekeeping adequate?Issue HousekeepingAction Shopping cart and carpet rug noted. The items are situated on the 10th floor open landing

which vents to fresh air and is deemed a low riskStatus ResolvedTarget Date 22/09/2020Comments As per RSO, this has been removed.

Resolution As per RSO, this has been removed.

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Issue No: 7.2.4.1.............................................................................................................................................PriorityLocationFloor

MEDIUM

Question Is there suitable protection for the escape routes? This is to include any glazing.Issue Non fire resisting fanlight glazing above the FED - no etching or kite mark noted to ascertain

this was fire rated.Action Replace the non fire resisting fanlight glazing above the FED with glazing affording at least 30

minutes fire resistance - above the FED to flatStatus OutstandingTarget Date 23/12/2019

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Issue No: 7.2.4.2.............................................................................................................................................

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PriorityLocationFloor

MEDIUM

Question Is there suitable protection for the escape routes? This is to include any glazing.Issue Fanlight above redundant refuse chute room door is constructed with plywood.Action Replace the plywood fanlight above the redundant refuse chute room door with glazing

affording at least 30 minutes fire resistance - the room opens into the protected lobby atground floor.

Status OutstandingTarget Date 23/12/2019

Issue No: 7.2.6.1.............................................................................................................................................PriorityLocationFloor

LOW

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 Loose wiring should be secured with metal clips & fixings to avoid entrapment - within lobbies.Action Secure the following loose electrical/telecom cables with metal clips & fixings: 1) 10th floor lift

lobby - Running above the FED of flat across lift lobby and into roof hatch (to lift motorroom). 2) Loose telecom cables - above the FED (flat and above louvred door - 8th floor.3) Loose telecom cables - left side of lift lobby - 9th floor.

Status ResolvedTarget Date 23/09/2020Resolution Issue resolved from Works Order: APEX-HSI-1042755

Issue No: 7.4.2.1.............................................................................................................................................PriorityLocationFloor

MEDIUM

Question Is there suitable signage for automatic, self closing and locked fire doors?Issue A 'Fire Exit Keep Clear' sign requiredAction Provide and fit a 'Fire Exit Keep Clear' sign to both surfaces of the alternative exit door at the

base of the protected stairs - exit door opens back to the front of the building, adjacent themain entrance door.

Status OutstandingTarget Date 23/12/2019Comments Identified in previous FRA Work Ref (APEX-HSI-1002952)

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Issue No: 7.6.4.1.............................................................................................................................................PriorityLocationFloor

LOW

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Question If permanently ventilated in the stair is there sufficient free area?Issue Ventilation is provided at the head of the stairwell by Permanent Opened Vents (POVs) - metal

mesh and louvered ventAction Ventilation is provided at the head of the stairwell by Permanent Opened Vents (POVs) - metal

mesh and louvered vent. The vent area has an approximate free space of 1m² and complieswith current standards. Due to the metal louvres, the ventilation area has been reduced. Whenmajor cyclical works are carried out to the building, the ventilation should be increased to allowfor at least 1m² permanent ventilation space. There are additional window panes at the headof the stairs.

Status OutstandingTarget Date 10/02/2021

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Issue No: 7.8.1.1.............................................................................................................................................PriorityLocationFloor

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 FED to flat is damagedAction Replace the damaged FED with a FD30S SC - flat The FED is damaged to the lower end

and has therefore compromised the integrity of the door. The damaged area has beencovered with chipboard.

Status ResolvedTarget Date 24/10/2019Comments Referred to CRTO. Works raised to contractors. Works completed.

Resolution Referred to CRTO. Works raised to contractors. Works completed.

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Issue No: 7.8.6.1.............................................................................................................................................PriorityLocationFloor

HIGH

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

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Issue Overhead door closer is required to the FEDAction Install an overhead door closer to the FED of flatStatus OutstandingTarget Date 24/10/2019

Issue No: 7.9.3.1.............................................................................................................................................PriorityLocationFloor

LOW

Question Does the building's exterior wall contain infill panels?Issue External infill panels below windowsAction Add this block to the assessment process in place to inspect infill panels and ensure that they

are suitably fire resistantStatus OutstandingTarget Date 09/02/2021