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Produced using Innovation Apex Health and Safety

Asset Identifier PHAU05281501Address ST OWEN HOUSE, 1-36,ABBEY

STREET,ST SAVIOURESTATE,BERMONDSEY

Post Code SE1 3ED

Code FRA-PBVersion 9Description FRA-PURPOSE BUILT BLOCKS

Assessment Date 16/05/2018Assessment Version CurrentAssessor Name Gordon Mckay

1 CONTENTS

ST OWEN HOUSE, 1-36,ABBEY STREET,ST SAVIOUR ESTATE,BERMONDSEY /25

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.

3 SUMMARY


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 2019

3.1.3 FRA Type PB

3.1.4 Storeys Ground and Above 8

3.1.5 Storeys Below Ground 0

3.1.6 Units 36

3.1.7 Status COMPLETE

3 SUMMARY


3.1.8 Building Dimensions. Length, width and height.

The building is approximately 21m (8 floors) from the ground to the to (habitable) upper floorsurface in height, 50m in length and 10m deep giving a square footprint of 500m2.

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

The risk rating of this block is Low Moderate. This can be reduced to Tolerable when all highand medium risk actions have been completed.

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

Construction detail: The block is of 8 floors, external walls are of brick construction on to aconcrete frame with a single concrete central stair serving ground-6th floors. There areconcrete open balconies (less than 2M wide) and a flat roof with guard rails. The windows tothe flats are UPVC. The bin room is located externally chute hoppers at each upper accessfloor level. There is one lift serving all upper access floors (Grd to 6th floor) located external tobut near the central stair area.

Premises layout: The building forms a stand alone block of maisonettes over 8 floorscontaining 36 two storey dwellings. Flats on the ground/first floor have open access into theestate grounds (no common parts), flats on upper floors have an open balcony approach. Theaccess to the upper floors is through an entrance door at ground floor level no access controlhas been provided. All flats had store/boiler cupboards located next to their FEDs most havebeen upgraded to a FD30 standard. The electrical intake is located on the ground floor withriser access on each odd numbered floor. The block has a dry riser facility fitted with a inletnext to the lift and outlets on 4th & 6th floors.

Flat layout as follows:Ground and first floor 1-9 direct accessSecond and third floor 10-18Fourth and fifth floor 19-27Sixth and seventh floor 28-36

Means of escape: The building is designed as to allow single direction of travel from all flats2nd-6th floors (single central stair) into the open balcony then onto the stairway and out themain entrance door. Ground floor flats have direct external egress. The top floor maisonetteshave an alternative exit from the maisonettes upper floor level into an open balcony escape.This balcony allows residents to move along the balcony and it is assumed then gain accessback through a neighbours flat back into the access level (no final escape to ultimate safety).

Emergency Lighting: Emergency escape lighting has been installed within the stairwell and liftlobby areas.

Ventilation: Ventilation to the stairwell is provided at ground floor via the main entrance doorand openable windows and doors at each floor level landing.

Automatic fire detection: There is automatic fire detection to Grade D LD2 coverage in someflats with a hush facility in line with BS 5839 part 6.

4.1.2 Any further building comments?

4 GENERAL BUILDING INFORMATION


This assessment is a type 1 survey and audits the common areas only. Southwark Councilexceed this requirement and dwellings are sampled to take into account the validity of theinternal means of escape, the fitting and working order of a fire alarm/detection system, anyprovisions for a second means of escape and any other fire safety issues noted. Although nointrusive or destructive surveys were undertaken during this assessment any reports pertainingto internal vents and ducts where they report the need to undertake works involving firestopping or dampers should be actioned. 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 building contains sleeping occupants in protected dwellings. It isnot untypical of a social housing block or young persons of various ages, physical & mentalhealth abilities and behavioural styles to be in the premises by way of lawful and unlawfultenancies or visit. It is not practical to identify all such persons on the premises. It is expectedthat lone workers are informed of risks and have appropriate fire instruction & training.

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.

Features of the block:Storeys 8Number of dwellings: 36 Properties are two level maisonettesNumber of lifts: 1 - serving all access floorsNumber of stairwells: 1

Exits: 2Roof: FlatEmergency lighting: YesLightning Conductor: YesDry Riser: yesSecure Entry: noRoof Access: YesVentilation: to stair via openable windows.Refuse chute hatch within open balconyFD30s SC doors to all flat doors.FD60 SC to stairwell.

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 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.

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.

There electrical intake cupboard is located next to the escape stairwell at ground floor level.

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.

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.No smoking signs have been fitted in the access lobby to enforce the no smoking policy.



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 no access control which could allow unauthorised persons to enter thebuilding. The estate and the area is well maintained and not prone to any reported anti socialbehaviour.

The bin room was found bolted shut.

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

Excessive storage on the balconies at all levels, There is also storage within the electrical risercupboards at 5th floor level. All of which must be cleared, RSO to arrange removal andmonitor.

6.7.2 Are combustible materials separated from any sources ofignition?

Yes No N/A

6.7.3 Comments



It was observed that rubbish & 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 or reduced down to an insignificant level inaccordance with the council's Zero Tolerance Policy. The council should ensure regularinspections are carried out and robust reinforcement is applied to maintain clear commonareas.

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

NA

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

There were low level vents noted to all flats at upper access levels. These vents must bereplaced with either intumescent vent covers or 30 minutes fire resisting construction. 9 vents/floor 3 access floors 21 vents total.

There were vents noted to the boiler cupboards next to the FEDs on the open balcony thesevents must be replaced with intumescent vent covers. ( 3x total

The door to the store/boiler cupboard next to was not fire resisting to any recognisedstandard and must be replaced with a FD30 fire door set.

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.

The individual flats boilers are vented to an outside wall and external service vents wereprovided 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.

The rubbish chutes (1.5 hr rated) within the building are located on open balconies.

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.LBS have an ongoing programme of type 4 surveys to meet this risk.

There is an electrical conduit running within the open balconies at all access levels it must beassumed that this has been fire stopped where it leaves the electrical intake and enters theflats.

Surface spread of flame: Internal decoration of the stairwell was paint onto a plastered surfaceand would meet the required surface spread of flame standard.

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



The doors leading out onto the open balcony escape at 7th floor level had keyed access, thissecondary MOE is to be replaced with a protected internal stair.

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

Yes No N/A

It was noted that the glazing to the escape stair is within 1.8m from the flats windows on therear elevation, this could expose the glazing to a fire within one of these flats. Consultation wasundertaken with the FS team managers using as a reference ADB diagramme 24. A decisionwas made that it would be onerous to ask for the glazing to the stair to be upgraded to 30minutes fire resistance.

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

General storage within the communal area will obstruct egress. On inspection escape routeshad obstructions/combustibles which could impede escape. It is essential that the RSOmonitoring of these areas is carried out to ensure all escape routes are free at all times.

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

NA

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 21m (8 floors) from the ground to the to (habitable) upper floorsurface in height, 50m in length and 10m deep giving a square footprint of 500m2. Traveldistance within an open balcony approach are unlimited and exit capacities would beacceptable for the number of persons in residence.

A defend in place escape strategy has been adopted for the building. Where this type of typeof strategy 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 Provision of smoke ventilating systems to maintain the escape routes clear of smoke.



The flat entrance doors open onto an open balcony approach, which appears to be the originaldesign specification. It must be assumed that the flats have an internal protected lobby, as isthe case with the vast majority internal flat layouts.

Means of escape: The building is designed as to allow single direction of travel from all flats2nd-6th floors (single central stair) floors into the open balcony then into the stairway and outthe main entrance door. Ground floor flats have direct external egress. The top floormaisonettes have an alternative exit from the maisonettes upper floor level into an openbalcony escape. This balcony allows residents to move along the balcony and it is assumedthen gain access back through a neighbours flat back into the access level (no final escape toultimate safety). This secondary MOE is untenable and should be replaced with a protectedstair and AFD within the flats. Maisonettes with floors above the first floor level & with acompromised external secondary means of escape must be provided with an internal protectedstairwell and automatic fire detection system. There was a limited access into the maisonettesbut those inspected had FD20 internal doors to the stair and a new Pt LD2 to BS 5839standard of fire detection

Travel distances are in accordance with current codes of practice and exit capacities would beacceptable for the number of persons in residence. (No limit to horizontal escape distance formeans of escape for open access balconies - BS9991:2015).

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

Emergency Escape Lighting

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

Yes No N/A

No emergency lighting was confirmed to the open balconies. LBS electrical dept must confirmthat EL has been installed within the open balcony escape routes and action accordingly.

7.3.2 Comments

Emergency lighting has been installed within the building. It must be assumed that it is installedin line with BS5266: Pt. 1: 2011

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

Fire Safety Signs and Notices

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

Install block flats location signage on the ground floor entrance area;- St Owen House Groundfloor 1-9 Second floor 10-18 Fourth floor 19-27 Sixth floor 28-36

Install level signage on each level to indicate flats for that level;- St Owen House Ground floor1-9 Second floor 10-18 Fourth floor 19-27 Sixth floor 28-36

Install lift signage at each level, ground, second, fourth, sixth, 'DO NOT USE LIFT IN THEEVENT OF A FIRE'. Total 4 signs.

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

Yes No N/A

The stair doors had fire door keep locked signage. replace this signage with FIRE DOORKEEP SHUT signage (to both sides of door x 4 doors x 8 signs in total)

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

Fire escape signage is only necessary in residential buildings where the means of escaperoute is difficult or confusing to negotiate. In a simple single stair building there are noemergency escape signage requirements.

Fire action notices are provided.Install block flats location signage on the ground floor entrance area;-St Owen HouseGround floor 1-9Second floor 10-18Fourth floor 19-27Sixth floor 28-36

Install level signage on each level to indicate flats for that level;-Ground floor 1-9Second floor 10-18Fourth floor 19-27Sixth floor 28-36

Install lift signage at each level, ground, second, fourth, sixth, 'DO NOT USE LIFT IN THEEVENT OF A FIRE'. Total 4 signs.

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

Maisonettes with floors above the first floor level & with a compromised external secondarymeans of escape must be provided with an internal protected stairwell and automatic firedetection system. There was a limited access into the maisonettes but those inspected hadFD20 internal doors to the stair and a new Pt 6 LD2 to BS 5839 standard of fire detection.Confirmation is required that all maisonettes with floors above the 1st floor level have a Pt 6LD2 system installed Southwark are undergoing a major program of works to ensure all flatsare fitted with smoke detection, the design of this system is in accordance with BS 5839 (2013)part 6 LD3. LBS have installed a BS 5839 Pt6 LD2 Grade D alarm system with a hush facilityto some flats (confirmed by sampling).

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

Yes No N/A

NA

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 programme 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. It has been confirmed by inspection that an LD2 Grade D system has been installedwithin some flats (by sample).

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: Ventilation to the stairwell is provided at ground floor via the main entrance door,openable windows and doors at each access floor level landing.

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



A dry rising main is available with an inlet at ground floor level and outlets at 4th and 6th floor.At the building design stage there was no requirement to install a dry rising main to all levelswithin this block and there is no obligation to retro-fit one. In the event of any future majorworks or major alterations to the building the retrofitting outlets at each level will be considered.

This risk is mitigated by the ease of access to the front of the block for fire appliances andopen balcony approach to all flats FEDs. Coordinators are to add this block to the major workslist for consideration of upgrading the dry rising main during any future major works project.Coordinators have e mailed FSRLewishamSouthwark@ london-fire.gov.uk stating that has adry

rising main installed at 1-36 ST OWEN HOUSE, ABBEY STREET SE1 3EDBERMONDSEY with outlets on 4th and 6th floors level only during the original build.Comments have been made in the FRA that the Responsible Person should considerretrofitting outlets at each level when major works are undertaken. Further considerationshould be given by the LFB Southwark Fire Safety Team to inform the local fire station usingthe SFS_A020_a2a ‘Notification to Station’ form.

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

Open access to the block.

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

The dry riser inlet has been located within the ground floor electrical intake exposing any waterspray from the installation to the main electrical intake head. The dry riser inlet must beseparated from the electrical installation by a permanent construction. (Metal casing or brickwall.)

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

Action within signage section.

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

Yes No N/A

7.7.15 Comments



This is a large block of flats with a single stair. A hydrant is available to the front of the block.Storage within the common parts will obstruct firefighter access.

A dry rising main is available with an inlet at ground floor level and outlets at all evennumbered floors starting at the 4th floor. At the building design stage there was no requirementto install a dry rising main to All levels within this block and there is no obligation to retro-fitone. In the event of any future major works or major alterations to the building the retrofittingoutlets at each level will be considered. This risk is mitigated by the ease of access to the frontof the block for fire appliances and open balcony approach to all flats FEDs

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

Action within construction section.

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

The door from the open balcony into the stair at 6th floor level had a defective self closingmechanism, the arm to the self closer had dropped and started to damage the door. Replacethis self closing mechanism.

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

Yes No N/A

electrical intake doors are metal FD60s.

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

Flat doors are FD30 SC secure by design type in good condition and fit to frame, these appearto have been recently installed.

Stair doors are timber FD60s SC

The electrical intake and risers have also been recently newly installed metal FD60s

LOFT HATCH: Appeared to be in good condition

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

NA

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: 6.7.1.1.............................................................................................................................................PriorityLocationFloor

MEDIUM

Question Is the standard of housekeeping adequate?Issue Excessive storage on the balconies at all levels, There is also storage within the electrical riser

cupboards at 5th floor level. All of which must be cleared.Action RSO to arrange removal and monitor.Status OutstandingTarget Date 14/08/2018

Images

(HSA)PHAU05281501-FRA-SITE-3-1-1-4-1-0-32.jpg









LOW

Question Is compartmentation suitable?Issue There were low level vents noted to all flats at upper access levels.Action These vents must be replaced with either intumescent vent covers or 30 minutes fire resisting

construction. 9 vents /floor 3 access floors 21 vents total.Status OutstandingTarget Date 16/05/2019Comments Identified in previous FRA Work Ref APEX-HSI-1004598. In programme of work.


LOW

Question Is compartmentation suitable?Issue There were vents noted to the boiler cupboards next to the FEDs on the open balconyAction These vents must be replaced with intumescent vent covers. 3x totalStatus OutstandingTarget Date 16/05/2019


Comments Identified in previous FRA Work Ref APEX-HSI-1004599. In programme of work.


MEDIUM

Question Is compartmentation suitable?Issue The door to the store/boiler cupboard next to was not fire resisting to any recognised

standardAction This must be replaced with a FD30 fire door set.Status OutstandingTarget Date 14/08/2018Comments Identified in previous FRA Work Ref APEX-HSI-1004600. In programme of work.


LOW

Question Is Emergency Lighting provided and if so is there full compliance?Issue No emergency lighting was confirmed to the open balconies.Action LBS electrical dept must confirm that EL has been installed within the open balcony escape

routes and action accordingly.Status OutstandingTarget Date 18/05/2019Comments Identified in previous FRA Work Ref APEX-HSI-1004602. In programme of work.


LOW

Question Is there reasonable provision for all notices?Issue Install block flats location signage on the ground floor entrance area;-Action St Owen House Ground floor 1-9 Second floor 10-18 Fourth floor 19-27 Sixth floor 28-36Status OutstandingTarget Date 16/05/2019Comments Identified in previous FRA Work Ref APEX-HSI-1004603. In programme of work.


LOW

Question Is there reasonable provision for all notices?Issue Install level signage on each level to indicate flats for that level;-Action St Owen House Ground floor 1-9 Second floor 10-18 Fourth floor 19-27 Sixth floor 28-36Status OutstandingTarget Date 16/05/2019Comments Identified in previous FRA Work Ref APEX-HSI-1004604. In programme of work



LOW

Question Is there reasonable provision for all notices?Issue Install lift signage at each level, ground, second, fourth, sixth,Action 'DO NOT USE LIFT IN THE EVENT OF A FIRE'. Total 4 signs.Status OutstandingTarget Date 16/05/2019Comments Identified in previous FRA Work Ref APEX-HSI-1004605. In programme of work.


LOW

Question Is there suitable signage for automatic, self closing and locked fire doors?Issue The stair doors had fire door keep locked signage.Action Replace this signage with FIRE DOOR KEEP SHUT signage (to both sides of door x 4 doors x

8 signs in total)Status OutstandingTarget Date 16/05/2019

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MEDIUM

Question Is the extent of the detection fitted appropriate for the occupancy and fire risk?Issue Maisonettes with floors above the first floor level & with a compromised external secondary

means of escape must be provided with an internal protected stairwell and automatic firedetection system. There was a limited access into the maisonettes but those inspected hadFD20 internal doors to the stair and a new Pt 6 LD2 to BS 5839 standard of fire detection.

Action Confirmation is required that all maisonettes with floors above the 1st floor level have a Pt 6LD2 system installed Southwark are undergoing a major program of works to ensure all flatsare fitted with smoke detection, the design of this system is in accordance with BS 5839(2013) part 6 LD3. LBS have installed a BS 5839 Pt6 LD2 Grade D alarm system with a hushfacility to some flats (confirmed by sampling).

Status OutstandingTarget Date 14/08/2018Comments Identified in previous FRA Work Ref APEX-HSI-1004607. In Major Works programme.

Issue No: 7.7.10.1.............................................................................................................................................


PriorityLocationFloor

MEDIUM

Question Where fitted are all wet/dry riser outlets and inlets accessible?Issue The dry riser inlet has been located within the ground floor electrical intake exposing any water

spray from the installation to the main electrical intake head.Action The dry riser inlet must be separated from the electrical installation by a permanent

construction. (Metal casing or brick wall.)Status OutstandingTarget Date 14/08/2018Comments Identified in previous FRA Work Ref APEX-HSI-1004642. In programme of work.

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MEDIUM

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

Issue The door from the open balcony into the stair at 6th floor level had a defective self closingmechanism, the arm to the self closer had dropped and started to damage the door.

Action Replace this self closing mechanism. with a standard to BS EN 1154.Status ResolvedTarget Date 14/08/2018

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