Fixed Vertical Ladders

[clio222]

Hi I`m seeking advice on Fixed Vertical Ladders as a possible means of escape The premises in question is a Control Tower ( 30years old ) which is set on 2 storeys occupied 24hrs with 2 persons the premises is fully protected with automatic fire detection and warning system with the control tower having only one means of escape via a protected stairway, however within the control room ( open plan at the top of the stairway there is an evacuation window leading to a platform them access to a vertical fixed ladder ( approx 15m high ) with a straight drop.

(The area around the ladder is open to all elements, not illuminated nor protected with any non slip material persons never been trained/used in this route for any purposes )

At the bottom of the staircase from control tower leading to the first level there is a fire door leading to a small kitchen area with an evacuation window leading to a platform then onto another fixed vertical ladder approx 7m high.

In my opinion the installation has been put in for some reason other than escape the only information I have come across is below which is clearly not the case in these cicumstances

"A fixed ladder can be used if it provides access to a plant room (not being a place of special fire risk) which is normally unoccupied other than for maintenance purposes. The fixed ladder should follow the guidance in BS 5395: Part 3: 1985".

The options are to completly remove the acess ( via ) windows to prevent use, leave in situ for rescue purpose only do not use vertical ladders.

The advice I`m after is there sufficient means of escape from these premises taking into account the use/height/detection system & protected stairway of the building which is already in place to exclude the use of the vertical ladders totally and even preventing access from the window or do the vertical ladders need upgrading ( installation of purpose built external staircase could be costly and inpractiable due to location ) to meet any required standards ??

( why were they installed in the first place as all the indications point to that they were clearly installed for evacuation purposes and not for maintenance as they lead directly into the building, but are clearly not fit for purpose)


Any info/advice greatly appreciated

Thanks

[CivvyFSO]

With good management of the single staircase (i.e. Keep it sterile, make sure fire doors are doing their job etc)  I can not see a problem. To be quite honest, even without a protected staircase I would be happier with good procedures to back up the early warning and get people down and out rather than ever have to use a vertical ladder.

I try to look at it from the perspective of: If the ladder was never there, then would I as an inspecting officer, visit the premises and decide that a vertical escape ladder is necessary? I cannot see that ever being the case.

P64 of the Offices Guide states: "While not normally acceptable, the use of ladders, floor hatches, wall hatches or window exits may be suitable for small numbers of able-bodied, trained staff in exceptional circumstances."

But, I see no reason for it to be kept, and I cannot see any FRS requiring that it stays there. I would be more likely to say that it should not be included in the means of escape plan at all, and concentrate on your staircase.

[kurnal]

If the fire alarm operates in the tower is it possible for the staff to immediately stop what they are doing and evacuate? If there are planes in the process of taking off and landing it might be that any evacuation has to be delayed until the planes are safe irrespective of the fire in the building. Then a secondary moe would be of value.

Clearly the ladder does not comply with modern safety standards as all have to have minimum protection against falling nowadays, even for plant rooms.

Otherwise I would agree with civvyfso.

[Mr. P]

This sounds a typical ATC tower build of its period.  As it is not change of use or material alteration, it may be difficult to try and upgrade to today's stds.  It's god that it has AFD and the stair is protected.  Only 2 persons (even 4 on change of shift) what about daytime managers?  Still not not many people. Leave ladder in situ (cost to remove).  Build egress plans around earliest exit (aircraft have alternative emergency actions on loss of comms), maintain sterile stairway.  If it all goes down the pan your back up plan is the ladder, so long as training etc. has been undertaken with appropriate RA (that is why it is  last resort, your duty of care...).  Of course you can stretch this by taking consideration of an employee with disability.  There are ATC's out there who have various impacts on egress.

[clio222]

Thanks to all for responding most helpful