Garage off a protected stair in flats conversion

[William 29]

A bit of a strange one this I’ve not come across so hoping someone has. 

3 storey flat conversion just going through completion and partly occupied, Approved Inspector has done the building regs on it.  The single stair has one entrance/exit door but there is also a door from the protected stair in to an integral up and over garage.  When I look at ABD paras 2:21, Diagram 9, and paras 2:46 and 2:47 I’m not clear as to if this is correct?  It mentions car parks but not domestic garages and I’m not sure if the garage is considered as ancillary accommodation or a special fire hazard as defined in ADB and the door to the garage from the stair would need to have a protected lobby or corridor?

We are going to obviously question the AI on this but I wondered if anyone has experienced a similar situation?

[kurnal]

How many flats and how high are the first questions. But without looking at the ADB , like you I believe you cannot have a garage opening directly into the base of a single staircase serving flats of three storeys or higher. It undermines the whole principle of protection to the single staircase afforded by the design of the flats- all to control fire loading on a single door. Fires in garages far exceed the fire loading of a flat. I think you need to brick up that doorway or provide a ventilated lobby.  Or full AFD and a one out all out policy. Or another staircase.

[William 29]

I've not been to site so will get further info on the numbers of flats per floor but on the info I have no more than 3 flats per floor.  Intererstingly there is a partly installed common fire alarm installed which would not normally be required and we would recommend removal.  It would seem daft to install this as a compensatory feature for the garage door?  But you never know with some of the AI's out there.

[Midland Retty]

A garage isn't normally classed as a special fire hazard, its more likely to be ancillary accomodation in my opinion and you would thus need to follow the recommendations of 2.21(d) of ADB and provide a ventilated lobby, which will probably be a ball ache in the long run.

Out of interest what is the fire rating of the wall between the staircase and garage? And why a garage? I note this is a conversion, not a new build so I presume the garage space may have been pre-existing and could not be converted into habitable accomodation for some reason? Or was it part of the design?. Is it designed to provide parking for residents or will it only be available for use by one tenant / leaseholder?

[William 29]

Out of interest what is the fire rating of the wall between the staircase and garage? And why a garage? I note this is a conversion, not a new build so I presume the garage space may have been pre-existing and could not be converted into habitable accomodation for some reason? Or was it part of the design?. Is it designed to provide parking for residents or will it only be available for use by one tenant / leaseholder?

I don't have these details as yet and as always in these cases info is thin on the ground from the client, I have also not seen any as built plans  detailing any levels of FR etc.

There are 5 flats in total, 1 flat between ground and 1st, 2 flats at first with lobbied approach from the stairs and 2 flats at 2nd, no lobby, and un-occuppied at present. At ground there are 2 garage doors as you enter the main entrance (left and right). A common fire detection system is installed but not completed.

At the moment I think the options are:  1. Brick up the doorways and remove the fire alarm system 2. Seek assurance from the AI that it complies with ADB with the justifications from the deviation from clause 2.21(d) of ADB

[Phoenix]

At the moment I think the options are:  1. Brick up the doorways and remove the fire alarm system 2. Seek assurance from the AI that it complies with ADB with the justifications from the deviation from clause 2.21(d) of ADB

William,

Based on the information provided, I do not believe that option 2 above is viable.  No matter what the AI says to try and justify the layout it is not his life that is going to be on the line at 3 in the morning when one of the cars catches fire.

As there are two doors I shall assume there are two garages (though it doesn't make much difference).  Either these garages:

1. are deemed to be 'car parks', or

2. are ancillary accommodation, or

3. are not deemed to be car parks and they belong to some other property and are independent of the flats.


If 1, then they are not allowed the doors and will have to block them up.  

If 2, then they must have ventilated lobbies, as kurnal and TMM have stated, and I would recommend heat detection in the garages linked to the flats.  

Item 3 is not a feasible argument for the developer because if they were independent then there would be no requirement for the doors.  The presence of the doors makes them, by definition, ancillary to the flats.

Unless there is case law on this to the contrary, I would deem these garages to be covered car parks and not allow the doors.  

Threaten a prohibition notice on those parts of the building that fall under the RR(FS)O if the building is not constructed to your satisfaction.  That should make them sit up.

Stu

[William 29]

Thanks Stu,

You make some good points, re the Prohibition, we are not the enforcing authority, we are in the process of completing the FRA on the block.  It will be interesting how the AI has got this project signed off, if at all?  It's certainly a long way off being right.  I'm wondering if the AI was thinking the common fire alarm would compensate but he hasn’t included heat detection in the garage??

The client (who has taken on this building mid-completion) says they have no details of the AI?? And have no completion cert. I am thinking we should advise the blocking off of the 2 doors to the garages but also seek confirmation that this conversion is suitable for and has the correct compartmention levels to support a stay put policy, as the lack of info cast doubt over the compartmentation.  Until such time as matters can be clarified the garages should not be used to store vehicles.  If the FR levels cannot be determined then the common fire alarm (mixed system) should be completed.

[jokar]

What is above the garage?  Is the level of compartmentation above up to standard?

[William 29]

What is above the garage?  Is the level of compartmentation above up to standard?

Flats above each of the garages and currently not FR boarded correctly!

[Mr. P]

William, Do I read correctly - GARAGES - more than one now?

[William 29]

William, Do I read correctly - GARAGES - more than one now?

Correct, see above, one door each side of the protected stair that leads directly in to an up and over garage.

[Phoenix]

Hi William,

This is slightly unfortunate for your client but then that's the sort of thing you have to expect when you take a job on half way through.  I think your proposed course of action is fine.  

I wouldn't say that the garages just can't be used for vehicles, I'd say they should be kept empty - you should see the fire load in my garage and there's no car in there.  Incidentally, are the doors one hour fire doors and do you have to step down a few inches into the garages from the stairway?

Your client should seek building regs approval retrospectively, I don't think an AI can do this, I think it has to be the local authority.  Not sure on this but he'll find out when he tries to enlist one of them.  Personally, I'd recommend the local authority anyway as he should get someone who knows what they're doing then.

Stu

[William 29]

Thanks Stu,

Good point again, re the door, not sure if it's a 30 or a 60 but we have mentioned it, it's looking like it will be bricked up anyway!