AD B or RR(FS)O

[Ashley Wood]

When it comes to a listed building being used as a hostel, does the AD B take precedents over RR(FS)O? The building was refurbished a couple of years ago and I have picked up things that are being questioned by the client. I think I know how to answer this but I want to hear it from others!

Also,

Client has a three storey block of flats. One staircase serves all flats. Flats open straight out onto the stair landings. This is the only route out of the building. No detection fitted in the stairway or the flats! No fire doors fitted to the flats! Fire on the ground floor will stop 4 other residents from leaving. The flats are used as a temporary accommodation hostel. The bins outside are against the building have been set on fire several times!

My question is, as this is clearly not a protected stairway would I be correct in recommending an external secondary means of escape?

Thanks

Ashley

[kurnal]

The building Regulations apply to all building work and if work is carried out to a poor standard or was carried out without making an application, enforcement action can be taken by the building authority for a period of one year after completion. However despite this the Fire Safety Order applies from the first day of occupation and is the over arching legislation in respect of basic fire precautions.

As a hostel a protected stair and detection are vital. You should work on protecting the staircase and providing detection as your first step  rather than looking for an alternative escape route. Sounds like the upper floor at least may be a candidate for a prohibiton notice-  But in this case the environmental health Officer may also be interested under the housing act and minimum standards for hmos.

[wee brian]

Its worth remembering that the Building Regulations is a process not a set on standards.

If the developer has been trhough the statutory process then the regs have been met. ADB is just an aid to the process.

As Kurnal says once the building is in use then the RRO and Housing Act etc apply.

[Tom Sutton]

Its worth remembering that the Building Regulations is a process not a set on standards.

If the developer has been though the statutory process then the regs have been met. ADB is just an aid to the process.

I agree but are not the Approved Documents a set of standards and if you deviate from them you are required to show your proposals are adequate.

[wee brian]

You are required to convince the Building Control Body that you proposals are adequate.

I keep seeing people on this forum complaigning that a new-ish building does not comply with building regs. What they mean is it does not comply with the guidance in ADB /BS whatever.

Hopefully, now that there is a requirement for fire strategies to be recorded at completion of a building, things will get a little clearer.

[Ken Taylor]

I wonder whether the refurbishment a few years ago actually involved Building Control (or an Approved Inspector). There may well have been a change of use and, being a listed building, it may predate Building Regs as far as the original design was concerned. Management as duty holders must follow the RRO route and comply with the enforcing authorities.

[Ashley Wood]

Thanks guys for your views.

Best regards

Ashley