Neighbouring Store Exit Route

[sallyw]

A risk assessment has been carried out at a store.  Their are two exits one to the highstreet the other into an adjacent store.  The adjacent store however has two exits one with a roller shutter door and the other with a normal door locked and unlocked with a key which is kept in the lock.  This store does not trade at the same time as our store and so in the event of a fire in our store the individuals could have there means of escape prevented if the key for example was for some reason not in the door.  The manager of the adjacent store is very reluctant to upgrade due to cost as he is a small retailer and the lease is up for renewal in a couple of months.  We're not really sure on the best step to take next. Any advice would be welcome we've tried the friendly approach but not really getting anywhere.

THanks for your help in advance.

[kurnal]

Hi Sally
First thing is how big is your store? Do you need two exits or would one suffice?
Is it all on the ground floor level?
If so, it may be possible to have a single entrance and exit provided nobody would have to travel more than about 15-18metres from the furthest point of the store (or stock room behind the store) to the exit door to the street.

If the store is bigger than this two exits will be required and they must be available whenever the shop is open, under no circumstances should you have to open a shutter or use a key to exit the store.

[sallyw]

Hi, the premises is a two storey building with a small office on the first floor with stairs that lead directly to the exit which goes to the adjacent store.  The travel distance is no more than 10 metres from the office but its the exiting from the adjacent store that concerns.

[kurnal]

Ok
So how big is the ground floor store? The one you have control of? How far is it from the most remote part of the store via the displays to the main entrance door on the high street  that is always available?
Do you and next door rent off a landlord? Or do you own the part you use?

[sallyw]

Hi,

The stairs leading frm the first floor go directly to a fire door leading to the shop floor so this would make it about 17 metres from first floor furthest point to the final front exit doors.  Ground floor space basically is the shop floor area and about a foot square on the back of the exit leading to the stairwell.  Ourselves and the adjacent store are both different landlords but are on a fully maintaining lease.

[jokar]

There is a small premises clause in a document called BS 5588 Part 11 which would assist you with this.  That is of course if you decide that the commentary and recommendations apply to the premises that you are in.  I could short change this and say that you may not need the second exit but the risk approach is the best and any FRA should take this into account.

[kurnal]

Sally
We appear to have established that the exit through neighbouring property is needed due to the position of the staircase which is remote from the exit to the High St. For small shops up to a certain limit (210sq m springs to mind) its ok to have an open stair so long as the staircase is no further than 3m from an exit door.

From what you say it is likely that the means of escape from the store sales floor is probably ok with the  single door to the high st.

The options apear to be to provide an adequate means of escape or to take the affected part of the building out of use.You could
1-Check your lease to see if there are any conditions being breached. This could be a matter of civil and criminal law.
2-Persuade your neighbour that he is a responsible person under the Fire Safety Order and has a duty to c-operate with you
3-Take the first floor out of use
4-Drop down an alternative stair from the office within 3m of the door to the high street
5- Your neighbour may need your exit as much as you need his- a call to the fre service complaining of his premises may help

[val]

I will not comment on the need for the alternative exit but I will say that 'easement' (either legally or by mutual consent) is absolutely fraught with problems and most enforcing authorities are very reluctant to accept it as a viable escape route. I would concentrate your efforts on reducing the risk and or ensuring that you have exclusive control of your escape routes.

[sallyw]

THankyou all so much for your help.  THis one is just a bit of a nightmare.

[Ken Taylor]

Could you offer to pay for an upgrade to the adjacent store's final exit door - to provide, say, lever or push-pad action internally and key externally?

[PhilB]

Sally, the building you describe doesn't fill me with fear!!! What some posters on here have trouble coming to terms with is risk appropriate solutions......well I suppose it's only been with us for 10 years so it's early days!

Perhaps someone should ask what the store is selling, wet fish or candles, could make a difference in my humble opinion!!! There will always be a risk of a fire occuring but the rate of heat and smoke development may vary from one store to another.

Construction, linings. ceiling height, able-bodied occupants in the offices etc, etc....perhaps these factors should be considered too.

It may be possible to consider early warning by the use of automatic smoke detection and live with the single exit?

Or alternatively we can hug the guides again...the world will be so much safer if we do.

Can you e-mail a simple plan of the building and some more info?

[Tom Sutton]

Some good points Phil I would find it extremely difficult to give a definitive answer without a lot more info and preferably a survey. Maybe it’s because risk assessment is a completely new thing to me and I have no experience.