Purpose Built Flats- management of an emergency

[kurnal]

It has struck me that as the design, systems and facilities incorporated to protect the common areas of blocks of flats become more complex and sophisticated this brings an increased duty on the Responsible Person to have a competent person attend site in a timely manner in the event of an emergency.

For conventional simple designs this might be to close the AOVs on a rainy night and to reset the system, but if engineered solutions have been used- eg mechanical smoke extraction systems provided to extend the dead end conditions, or sprinklers installed in compensation for increased height etc then someone needs to get there pretty smartish to manage these installations in an emergency.

All I can find in the LGA guidance is a  comment in respect of resetting communal fire alarms before the system is silenced with a hammer by frustrated residents, and a sample fire action notice with an instruction to contact the housing provider. Cant see anything in BS9991.

Is there a need for the guidance to be amended, have I missed something or am I being too fussy?

I would suggest the following benchmarks- where mechanical smoke ventilation/ extraction has been used to extend travel distances and reduce the number of stairs etc someone should be on site within the hour, where there is a communal areas fire alarm system or sprinklers have been installed 30 minutes would be a reasonable benchmark.

[Mike Buckley]

Alan,

Much as I agree about the need for prompt action, my experience is that, certainly for the HA covering the more rural areas and probably for the urban areas, those times are unachievable.

The main problem is getting people there, they probably don't have enough of their own staff to provide the cover and the companies who service the systems probably won't be able to get there either. About the only people who could do it would be some of the major security firms who would charge the earth, promise everything and probably won't deliver.

[SamFIRT]

How about training (and paying.... a retainer probably would do) one of the occupants (domestic or commercial) to carry out this function? Or return to having an on site warden or caretaker (janitor).

[kurnal]

Thanks but first we have to establish whether there is a need or not. In many blocks I feel that there is and without broadening the thread too much the working time directive put an end to site wardens and on call caretakers in sheltered housing, (where there is an even greater need because of communal areas and possibly vulnerable people).
But I think that when architects start to stretch the rules to the extent that they do (it was a single staircase 8 storey block with 18m dead end travel distances in all the corridors serving flats with a complex push and pull ventilation system that was poorly installed and maintained that prompted my question) then the National Guidance should make it clear that cost savings in design and layout may also bring a penalty of management and supervision throughout the life of a building and a required and timely response following an activation of the systems  - and that the building is not safe without this in place.    

[wee brian]

Para 0.13 ADB

0.13 This Approved Document has been written on the assumption that the building concerned will be properly managed.

Building Regulations do not impose any requirements on the management of a building. However, in developing an appropriate fire safety design for a building it may be necessary to consider the way in which it will be managed. A design which relies on an unrealistic or unsustainable management regime cannot be considered to have met the requirements of the Regulations.