Requirement for gaining access to disabled refuges from outside.

[BCO]

We have been asked to provide provision to open fire exit doors (from the external side) of a protected staircase which contains a disabled refuge. The theory being that the building management can enter from the outside to access refuge without passing through the building. The final exit doors in question are push bar from the inside and completely flush on the outside with no ironmongery whatsoever.
It is being suggested that this external access provision is a requirement of the legislation. It a new multi storey building on a university campus.
Any thoughts very welcome.

[kurnal]

It is something that I have asked for in the past depending on circumstances. For example where refuges are provided but those responding to render assistance would otherwise have to move from a place of relative safety into the building to give that assistance. Whilst if possible the refuges should be checked by fire wardens as they sweep down and out of the building , this is not possible in all cases.

If the bars are Briton, you can buy a knob with lock to operate the doors from outside at a cost of about £80. Other makes offer similar.

 

[BCO]

It is something that I have asked for in the past depending on circumstances. For example where refuges are provided but those responding to render assistance would otherwise have to move from a place of relative safety into the building to give that assistance. Whilst if possible the refuges should be checked by fire wardens as they sweep down and out of the building , this is not possible in all cases.

If the bars are Briton, you can buy a knob with lock to operate the doors from outside at a cost of about £80. Other makes offer similar.

 

Thanks for this. What about whether it would be possible to say the guidance or regulations have not been complied with if access is not provided. I have scoured BS9999, ADB, BB100 and can find not even a hint that external access should be considered.

[Phoenix]

You won't find anything recommending or requiring access from the outside.  This is not the mandatory requirement.  What is mandatory is that people who make use of refuges are provided with safe means of escape (just the same as everyone else). 

Now, if the provision of those safe means of escape requires access from the outside by people who will assist the disabled person and that access is not available then the regulations (Article 8 at least) have not been complied with.

What you will find is clear from the guidance (look at the CLG Supplementary guide for means of escape for disabled people) is that disabled people may require assistance to be able to make their escape.  Where they do require assistance, that assistance must be available.

Stu

[CivvyFSO]

I agree with Stu. Whether of not it is specifically required in guidance, if the layout and use of the building means that this is the only way that people can be evacuated from the refuges, then so be it. However, surely there would be a way to get there within the building?

It is maybe one of the circumstances whereby you could build something to ADB and it might comply with the Building Regs by virtue of being code-complaint, but it wouldn't comply with the RRFSO and the Fire Authority should insist on the measures to be taken.

[nearlythere]

I see a problem here which is a very important issue and has the potential to affect an evacuation strategy.

There may be nothing specifically recommending or requiring access from the outside but maybe there actually is.

In a progressive evacuation strategy involving more than one evacuee where, in the final stage, persons are moved to outside the building, and the door shuts and locks.
Many final exit doors close to lock. That's the way it usually is.

How does one gain access to the next evacuee?

An evacuation strategy may give consideration to this but it is something that can easily be overlooked.

My last strategy involved a residential home where an emergency exit was from a first floor bedroom to a fire escape. Many door latches are not operable from the outside and in this case were not because of securing the premises against unwarranted entry, a very important matter for a place of care.

The matter was resolved I think by putting a garden gate latch device on the door which when fully opened would engage with the keeper and stay open.

[tmprojects]

This proves the importance of the FSO being considered.

The concept of means of escape is just that. Providing adequate means so that ALL relevant persons can safely evacuate without relying on the assistance of external agencies.

that means that the RP has to have adequate physical arrangements and/or procedures in place to implement each assisted evacuation as identified by their PEEP's.

Although the building may be new and complied with ADB or BS9999. It is the occupancy and its use that may adversely affect its design.

I would guess being a university campus that the on-site staff are the only trained persons for PEEPS so all assistance would always come from the ground floor or from another building? in this instance if the refuges are required and the only protected route to the disabled refuges is via the external door then they must be openable from the outside.

Back to your question. is the external access a requirement of the legislation?

Well it is not specified in any BS or AD, but they're not legislation.

So is it under the FSO? indirectly, yes. More accurately It is a requirement under legislation to make adequate arrangements for serious and imminent danger and make provision for adequate means of escape.

If within your FRA you identify external access is required to achieve your evacuation plan and to adequately implement all PEEP's then you would need to provide it. But you could equally choose to resolve the matter in other ways

[kurnal]

I agree with all of that TMP but its actually much wider than that. Particularly care homes and hospitals where staff are required to proceed to an area in order to assist dependent persons.

I see so many fire emergency plans that fall apart when I ask a simple question- what if the fire and smoke are blocking your way and you cannot along the corridor to reach that particular ward or protected area? You will have to go outside to get round the fire- but can you get in from the other end to help those people?

[tmprojects]

Kurnal. quite right.

This is where the Fire Enginers should be earning those very many pennies they charge by developing a proper and REALISTIC evacuation strategy.