for owners and occupiers of premises · 2017-11-16 · A guide to fire safety information for owners and occupiers of premises 3 1. scope This document has been prepared for end users

1A guide to fire safety information for owners and occupiers of premises

C apabilit y statement

A guide to fire safety information for owners and occupiers of premises

A BB7 white paper

2 A guide to fire safety information for owners and occupiers of premises

Contents1. Scope 3

2. Introduction 4

3. What is ‘fire safety information’? 5

4. Information at premises level 6

5. Information at organisational level 21

6. Why does it matter? 24

7. Jargon Buster 33

8. Further Reading 48

9. About BB7 50


1. scopeThis document has been prepared for end users and occupiers of premises who may have some responsibility or interest in the fire safety arrangements within a building, or for anybody with responsibility at a wider organisational or strategic level.

The objective of this guide is to explain, in plain English, what key fire safety

information is required to comply with legislation, to assist in understanding

fire related terms within documents and suggest what these documents might

be expected to contain. It is not a design guide and it does not contain limits or

values applicable to specific situations.

Stakeholders who may find this guide useful include:

• Designers

• Developers

• Employers

• Building owners and their designated duty holders

• Building Control Bodies / Fire and Rescue Authorities

• Fire Risk Assessors

• Other regulators. HSE, Crown Inspectorate.


2. IntroductionIt is true to say that since the early days of building regulation fire safety has become a more central feature of the design process. Originally it was usually the duty of the architect to comply with a set of prescriptive rules and to consult with the approving authorities in building control and the fire service.

Since the introduction of the performance based regulations in the mid-1980’s

variation in the possible fire safety arrangements has greatly increased. As

building design changes, becomes more complex, and technology enables

greater flexibility in achieving compliance there is a growing need for everybody

who has a duty toward fire safety to understand the fire measures provided.

With understanding comes the need for knowledge and knowledge is fed by

information. Without the information we can’t be expected to know something. It

is therefore essential that anybody with a duty in maintaining building fire safety

once it is occupied knows what information they need, what it should look like

and where to find it.

In fact, the following quotation is a handy reminder of the questions the building

‘Duty Holder’ should ask in gathering the relevant documents they will need:

I keep six honest serving-men

(They taught me all I knew);

Their names are What and Why and When

And How and Where and Who.

Rudyard Kipling,

1865 – 1936

This guide has been produced with the aim of clarifying what is meant by fire

safety information, why we need it, when it might be produced, how it reaches

us, where to find it and who needs and produces it.


3. What is ‘fire safety information’?When asked ‘what is fire safety information?’ many people might at first think of reports and instruction manuals; complicated language that requires technical know-how to interpret. In fact fire safety information comes in many different forms, including reports and manuals, but also as safety notices such as you might see on the back of a hotel bedroom door, escape signs and audible warnings like a fire alarm signal.

Everything that provides you with more knowledge afterwards than you

had before is information. If it relates to preventing, extinguishing, limiting

or escaping from fire then it is most likely correctly regarded as fire safety

information.

This section gives an outline of the different kinds of fire safety information

that you might come across, how to recognise it and what to expect it to include.

If you think that one or more of these relates to you as an owner, occupier or

manager of a building and you do not have it (or maybe just can’t find it) then

it may be necessary to take steps to obtaining a copy. Failure to do so in some

circumstances could lead to prosecution (see section 6.1).

In general terms fire safety information can be considered in two broad

categories:

• Premises Specific

• Organisational

Information level

Premises specific Organisational

Figure 1 – Type of Fire Safety Information


C apabilit y statement

4. Information at premises level

6


Premises level fire safety information, as the name suggests, relates to specific individual buildings. There will be information relevant to a building throughout its lifecycle; from early design stages and planning applications through to construction period, ongoing maintenance and building changes such as extensions and refurbishments.

At each stage different fire safety information will be relevant, with a fair bit

of overlap.

During the design stages the building developer, their architect and other

members of the design team will produce documents and drawings for many

aspects of the building. Part of this will be in relation to fire safety.

As the design develops, the level of detail required increases until a

comprehensive strategy for the building fire safety is produced. This is

usually in the form of a report and accompanied by the fire safety plans.

At some point during this process an application is made to an approving

authority and, subject to their approval, the building is constructed in line with

the final designs. At least that is the intention. It is common for problems on site

to require modifications to the design and occasionally the systems that are

being installed.

On completion of the construction it is therefore essential that a set of ‘as built’

plans are provided together with the correlating reports, including the final

version of the strategy report(s) and drawing(s) for fire related features such

as detection and alarm, evacuation lighting and signage details and system

commissioning results.

In support of the fire plans and strategy there should also be the relevant

documents setting out the fire risk management for the building including fire

policy, objectives, fire risk management strategy and any procedures plus

maintenance manuals for the systems installed and conformity certificates.

Throughout occupation of the building compliance with the design assumptions

and management requirements is reviewed through a process of fire risk

assessment.

Figure 2 – Lifecycle

Plan

Manage

Design

Build


1 RIBA – Royal Institute of British Architects

Figure 3 - Possible stages to fire information required

RIBA Stage 1 Preparation and brief

Very little by way of formal fire information

at this stage other than a design brief

RIBA Stage 2 Concept Design

Concept fire strategy report

RIBA Stage 3 Development Design

Scheme fire strategy report

Fire engineering analysis

Fire strategy plans

RIBA Stage 4 Technical Design

Detailed fire strategy report

O + M Manuals

RIBA Stage 5 Construction

Construction site fire risk assessment/strategy

As built fire strategy report

As built fire plans

RIBA Stage 6 Handover and close out

Construction site fire risk assessment/strategy

As built fire strategy report

As built fire plans

RIBA Stage 7 In use

Post occupancy fire risk assessments

Fire log books

Fire policy, strategy and procedure

Seven RIBA stages

Below is an indication of the information provided in line with the RIBA1 plan of work stages (2017). This is an idealised list and building projects rarely follow this exact process.


If during its lifetime a building has an extension or major alteration/refurbishment

then it is essential that the existing level of fire safety is not affected. Since

original construction it might be the case that the fire regulations and guidance

documents have changed. Where this happens then the fire strategy for existing

buildings might not require an upgrade of the design or systems to meet current

requirements, only that the fire safety of the building is not worse after the work

is completed than before it was started.

Where the use of the building changes it may be necessary to assess certain fire

precautions. This is particularly for a ‘material change of use’, which for the most

part means that it will be used for residential (sleeping risk such as flats, houses,

hotels, institutions), retail or public access, where previously it was not.

So what does each of these bits of information look like and what will they tell

me? That’s a good question and not easily answered with an all-encompassing

response. The following sections give a general description for the more

common documents you could expect to exist at a premises level. It is not a fully

comprehensive list, but should cover the main types and titles.

4.4.1. Fire Strategy Report

Concept, Scheme and Detailed fire strategy reports set out the principles and

approach adopted for the regulations applications in an approximately ascending

order of detail. At the planning stage for a building it is often necessary to have a

very basic fire strategy, either as a standalone report or more commonly as part

of a wider architectural and engineering submission. This is sometimes called a

Design and Access Statement or DAS.

At this early stage it is probably sufficient to consider just the fire service access

arrangements, facilities for muster/assembly points and façade details in

relation to the site boundary (to consider fire spread through radiated heat)

as these may have an effect on the external appearance and the surrounding

road design.

As the design of the building progresses toward Building Regulations submission

then the fire strategy will develop, eventually resulting in a detailed fire strategy

report. This report should typically contain the information listed in the

table overleaf, but much will depend on the scope of the appointment for the

consultant engaged to deliver this document.


Number of floors/Approximate area/Type of occupancy

This will be the Building Regulations as a minimum but

should include any specific legislation according to the

building use (e.g. Safety at Sports Grounds Act, Sub-Surface

Railways Act, etc.)

The published fire safety guidance used is good to know as

this sets out the minimum recommended fire precautions to

meet the legislation.

Describing how the building will be evacuated

(simultaneous/phased/stay-put etc.), fire detection

and alarm arrangements, travel distance, protection of

escape routes and their escape capacity from each floor,

throughout the building and at the final exit to outside.

Restrictions on lining materials for walls and ceilings, the

appropriate period of fire resistance, compartmentation

and enclosure of risks, fire stopping for wall/floor

penetrations.

Limitations on the materials used for the external envelop

of the building, the proportion of glazing (unprotected area)

in the external walls in relation to the distance from the site

boundary.

Access and facilities provided to assist the fire service in

fighting fires (e.g. vehicle access, the provision of specialist

equipment such as dry or wet risers, smoke venting

arrangements).

Water sprinkler system, water mist systems, alternative

extinguisher systems (gases), smoke ventilation and other

active systems like location and operation of fire and smoke

curtains.

If any of the features of the building design do not match

the standard recommendations of the guidance document

used a fire engineered solution will be required to justify

this departure. It may be sufficient to make a comparative

study or a detailed numerical analysis might be required.

The fire strategy report should identify the non-compliant

features, set out the fire engineering principles used and

give any related calculations with results and conclusions.

A description of the building/premises

What fire related legislation is applicable and the guidance document(s) used

Means of Escape

Internal Fire Spread

External Fire Spread

Fire Fighting Provisions

Fire Protection Measures

Fire Engineering


For large or complex buildings the fire strategy will be prepared by a specialist

fire consultant or fire engineer, especially where engineering analysis is used.

It is possible, however, for other agencies such as the architect to produce this

information where it is simple and straightforward to do.

4.4.2. Fire Strategy Plans

To accompany the Fire Strategy Report (see 5.1.1) it is usually required by the

approving authority to provide a set of fire strategy plans (or fire strategy

drawings).

Produced by the architect (on rare occasions by the fire consultant/engineer)

these are a set of floor plans that show all or some of the following:

• Escape routes and travel distance;

• Fire detection (detector heads, manual call points and fire alarm panel

location);

• Exit signage;

• Evacuation/emergency lights;

• Fire resistance for compartment walls (and floors);

• Location of special fire safety items such as fire/smoke curtains.

In some cases, if escape capacity and maximum number of occupants are

included, the fire strategy plans may be all that is required for Building

Regulations approval, without the need for a report.

The style of the plans varies according to how they have been produced. In many

cases they will be drawing plans generated using a computer design package

with the information overlaid in ‘layers’ within the program. Otherwise they may

be single line drawings produced using a rudimentary drawing facility. These are

more synonymous with the old style plans used for the Fire Certificates issued

by Fire Authorities which are no longer required.

4.4.3. Construction Site Fire Risk Assessment

A construction site fire risk assessment can be described as the process of

identifying fire hazards during construction and evaluating the risks to people

arising from them, taking into account the adequacy of site safety precautions,

and deciding whether or not the fire risk is acceptable without further

precautions.

Designers, principal designers, contractors (including principal contractors and

construction workers) all have legal duties under The Construction Design and

Management Regulations 2015 to eliminate and control the risks from fire safety.

The ‘responsible person’ is defined under the Fire Safety (Regulatory Reform)

Safety Order 2005 (England and Wales)/Fire Scotland Act 2005 (Scotland) and

have, specific duties for fire safety. Further guidance on management of fire risks

can be found in HSG 168 Fire in Construction (ISBN 978 0 7176 6345 3).


4.4.4. Operation and Maintenance (O + M) Manuals

Within any building the equipment and plant that deal with all aspects of

operation; from power generation or modulation to air conditioning and heating

to data transfer and controls and fire protection and suppression will have

documentation relating to specific instructions for their safe and efficient

operation and maintenance requirements.

These should be collated as a set of centralised Operation and Maintenance

(or O + M) Manuals.

As well as manufacturers specifications the O + M Manuals should have an

overarching operational instruction that includes what should happen in the

event of a fire being detected (i.e. which equipment should shut down, in what

order, how to start it up again etc.). This will usually be set out as a cause and

effect matrix (or plan or strategy).

4.4.5. Certificates of Conformity/Commissioning Certificates

All fire related products and systems have to conform to test standards and

where specific operation is necessary to achieve a particular aim, such as

deployment of fire curtain, activation of smoke extract or operation of a

sprinkler system, then they should be demonstrated as part of the building

commissioning tests.

Manufacturers of materials should provide test certificates indicating

compliance with relative test standards for ignitability, combustibility and/or

products released during combustion (for example are toxic gases liberated

when it burns).

Where materials are provided as part of a composite arrangement it may also

be required that the entire build-up be tested as a whole, rather than just as

separate elements.

Active systems, like sprinklers and smoke extraction systems, are likely to need

conformity certificates for the individual parts as well as demonstration through

witnessing of a commissioning test that the system works as a whole.

Certificates of conformity to specific tests will be needed during construction

and before occupation for, among others, the following materials:

• Linings for walls and ceilings (for surface spread of flame and

according to their location);

• Cables (low smoke and flame – LSF – dependent on location);

• Wall and floor construction methods (fire and smoke resistance);

• Fire doors (fire and smoke resistance);

• Fire stopping products used to seal penetrations in compartment walls

and floors.


While the building is occupied ongoing control will be required for other materials

and contents such as:

• Furniture (ignition resistance, combustibility limits);

• Linings and finishes of walls and ceilings.

Systems that would need commissioning and possibly ongoing maintenance

certificates include, but are not limited to:

• Automatic fire detection (AFD – responses according to predetermined plan);

• Fire alarms (audibility and/or intelligibility for voice alarms);

• Suppression systems (pumps and valves working according planned

operation);

• Smoke extract systems (including damper operation and fan rating);

• Emergency lighting systems;

• Dry/wet rising mains;

• Fire hydrants;

• Firefighting lifts.

All of the items that are required to meet a minimum fire performance should be

catalogued and the details recorded so any future alterations or replacements

can be matched to the approved standard.

For a test certificate (or report) to be suitable for purpose it should record,

as a minimum, the following details:

• Name or trade name of the material;

• Its intended use/location;

• The standard against which it has been tested;

• The results of the test and whether it is deemed to pass or fail the given

criteria;

• For some tests there is value rating rather than pass/fail, in which case

the value should be given;

• A conclusion relating to its suitability for use in the way it is intended.

It is important that when specifying a product, or assessing the suitability

of a product proposed by others, that the correct test method and property

measured is complied with. For example; where a material requires a fire

resistance rating it is no use reporting on the surface spread of flame result!

4.4.6. Pre-occupation Fire Safety Assessments

The end user will often want to establish that the construction stage of the

building has been completed, fire strategy implemented, and necessary fire

safety design measures incorporated prior to handover and subsequent

occupation. This information is usually communicated in a pre-occupation fire

safety assessment. A pre-occupation fire safety assessment is the process of


identifying fire precautions in a newly constructed building, taking into account

the approved fire strategy, and deciding whether or not the new or refurbished

premises is likely to be fit for occupation. This assessment can help ensure a

smooth transition from the design and construction phase to the operational

phase of new premises.

4.4.7. As Built Fire Strategies and Plans

Following on from the pre-occupation fire safety assessment the Building

Regulations 2010 and equivalent legislation in Scotland and Northern Ireland

require that, where there is a new building erected or an extension or material

change of use fire safety information shall be given to the duty holder at the

completion of the project or at first occupation.

Simple premisesThe guidance supporting the Building Regulations suggests that for most

simple premises all that is required is an ‘As Built Fire Strategy Plan’ showing

the following basic information:

• Escape routes;

• Compartmentation and separation (i.e. location of fire separating elements

including cavity barriers in walk-in-spaces);

• Fire doors, self-closing fire doors and other doors equipped with relevant

hardware (e.g. panic locks);

• Locations of fire and/or smoke detector heads, alarm call-points, detection/

alarm control boxes, alarm sounders, fire safety signage, emergency lighting,

fire extinguishers, dry or wet risers and other fire-fighting equipment and

location of hydrants outside the building;

• Any sprinkler system(s), including isolating valves and control equipment;

• Any smoke control system(s) (or ventilation system with smoke-control

function), including mode of operation and control systems;

• Any high-risk areas (e.g. heating machinery);

• Specifications of any fire safety equipment provided, in particular any routine

maintenance schedules;

• Any assumptions in the design of the fire safety arrangements regarding

management of the premises;

• Any provision incorporated into the building to facilitate the evacuation of

Disabled people. This information can then be used when designing suitable

Personal Emergency Escape Plans.


Complex BuildingsFor more complex buildings a detailed record such as an As Built Fire Strategy

which describes the fire safety measures incorporated into the building might be

necessary. It acts as a guide for owners and occupiers of premises, by confirming

assumptions and the original design intent. It is a living document for use

throughout the buildings life cycle and thus should be maintained up to date.

The As Built Fire Strategy should include:

• All assumptions in the design of the fire safety systems (such as fire load).

Any risk assessments or risk analysis;

• All assumptions in the design of the fire safety arrangements regarding

the management of the building;

• Escape routes, escape strategy (e.g. simultaneous, phased or staged) and

muster points;

• Details of all passive fire safety measures including compartmentation (i.e.

location of fire separating elements), cavity barriers, fire doors, self-closing

fire doors and other doors equipped with relevant hardware (e.g. electronic

security locks), and fire shutters;

• Fire detector heads, smoke detector heads, alarm call points, detection /

alarm control boxes, alarm sounders, emergency communications systems,

fire safety signage, emergency lighting, fire extinguishers, dry or wet risers

and firefighting equipment, or interior facilities for the fire and rescue service,

emergency control rooms, location of hydrants outside the building, other

exterior facilities for the fire and rescue service;

• Details of all active fire safety measures including:

– Sprinklers system(s) design, including isolating valves and control

equipment;

– Smoke control system(s) (or HVAC system with a smoke control

function) design, including mode of operation and control systems.

• Any high risk areas (e.g. heating machinery and particular hazards);

• As-built plans of the building showing the locations of the above;

• Any provision incorporated into the building to facilitate the evacuation of

disabled people.

This list is not conclusive and there may be other details appropriate dependent

on the premises.


4.4.8. Fire Safety Procedures/Management

As part of the Fire Risk Management System for a building there should be set

procedures for dealing with:

• Communication of a fire event (including chain of command and operation of

relevant equipment);

• Housekeeping rules and patrolling duties to keep escape routes effective;

• Control of contractors on site (especially for hot work);

• The fire routine (organisation for evacuation etc.) including crowd control

requirements;

• Management of a fire evacuation;

• Dealing for and investigating causes of unwanted alarms;

• Calling the fire service and receiving on site;

• Staff numbers;

• Training.

4.4.9. Fire Risk Assessments

Employers and other persons such as owners and occupiers who have control

of premises, those people who are referred to by legislation as the ‘responsible

person’, are legally required to carry out an assessment of the fire risks to

relevant persons on the premises; this type of assessment is most commonly

referred to as the fire risk assessment.

The fire risk assessment is used to ensure that any relevant persons on the

premises are safe from fire and its effects; where ‘relevant persons’ are defined

as any person, who is either lawfully on the premises or immediately in the

vicinity of the premises; who is at risk from a fire on the premises.

Article 9 of the Regulatory Reform (Fire Safety) Order 2005 requires that in

England and Wales, every premises has a fire risk assessment and that the fire

risk assessment of the premises must be ‘suitable and sufficient’. To be ‘suitable

and sufficient’ it is important that the ‘responsible person’ understands the

national competency standard for fire risk assessors.

In most cases, in order to ensure a fire risk assessment is ‘suitable and sufficient’,

it is recommended that the assessment is completed by a fire risk assessor and

not completed in-house. The Fire Sector Federation provides a free guide to

choosing a fire risk assessor to ensure the competency of both the assessor and

the resultant fire risk assessment; this is free to download on their website.

The validity of a fire risk assessment has always been largely dependent on the

responsible person’s, and others, ability to manage the outcomes. Too often,

a fire risk assessment is completed and then forgotten about. A ‘suitable and

sufficient’ fire risk assessment will identify ‘significant findings’ and ‘control

measures’ that should be acted upon in order to ensure the safety of relevant

persons whilst on or in the vicinity of the premises.


Further guidance and a recommended methodology for conducting fire risk

assessments can be found in PAS 79: 2012 Fire Risk Assessment – Guidance and

a recommended methodology.

4.4.10. Log Books

Throughout the duration that a building is occupied there will be a requirement

for regular tests and maintenance, dependent on the systems installed, such

as weekly fire alarm checks, regular emergency generator start up, sprinkler

system flow and pressure checks… etc.

Whenever a test is carried out the date, time and results of the test should

be recorded in a relevant log book. A record should also be made of any visits

by outside contractors to carry out either routine maintenance or repairs in

response to a noted problem.

4.4.11. Personal Emergency Escape Plans (PEEPS)

A Personal Emergency Escape Plan is an individualized plan for means of escape

from fire where one or more occupants require assistance to escape. This might

be aid from other occupants or specialised equipment.

The provision of standard PEEPs takes account of the following:

• The disabled person’s movements within the building;

• the operational procedures within the building;

• the types of escape that can be made available;

• the building systems, e.g. the fire alarm;

• the existing egress plan.

4.4.12. Premises Information Box

When the fire service attend a building fire the overriding imperative is for the

crew to set up firefighting operations, enter the building and tackle the fire at the

earliest possible time. The size of the fire, extent of smoke damage and even the

volume of water used can then be kept as small as possible.

The fire crew will not, however, enter a building until they have established

certain minimum safety requirements. It sounds contradictory, looking at safety

when asking someone to charge in to a burning building. But that is why the UK

has an enviable record for firefighter safety. We do things properly.

So; on arrival, if nothing is known about the building or the systems installed

and provisions to make the fire crew access easier, there could be some delay

before firefighting can begin. But if there is a handy package providing all the

relevant information then this can cut down the time before building entry and

significantly reduce damage levels, lowering repair costs and reducing

the time to reinstatement.


This information should be simple and easy to understand and is most

conveniently provided using a Premises Information Box (PIB). Located on the

outside of the building adjacent to the fire service access point, and of a secure

nature but which the fire service can access, the PIB should contain

the following information:

• Operational Contingency Plans;

• Simple plan layouts* and or schematic representations of the building and

any relevant information relating to equipment/fixed installations design and

operation provided for means of escape or firefighting operations;

• Basic operating instructions for fire protection and fixed firefighting

equipment.

*Simple single line plans should be provided of typical floor plan layouts and

any relevant fire resistance, access, fire-fighting facilities, equipment, services

and hazards etc. should be shown.

Schematic fire system plans may also be necessary dependant on the complexity

of the building.

Typical items to be considered for inclusion on a site plan:

• Rendezvous Point(s);

• Alternative Rendezvous Point(s);

• Marshalling Area;

• Alternative Marshalling Area;

• Externally Accessed Substantial Hazards;

• Hydrants type and locations;

• Main Access Points;

• Dry Riser Inlet(s);

• Falling Mains;

• Foam Inlet;

• Assembly Point(s);

• Fire Control Room;

• Alternative Fire Control Room;

• Ariel Fire appliance hard standing;

• Alternative access;

• Alternative plans box(s);

• Sprinkler stop valve(s);

• Pressurization systems;

• Depressurization systems;

• Sprinkler system top up connection;


• Emergency switches i.e. high voltage electrical discharge lamp signs;

• Externally accessed:

o Electrical intake main switch(s);

o Gas isolation valves;

o Water main isolation valve(s);

o Fireman’s Switch.

List of typical items to be considered for inclusion on floor plans:

• Fire Fighting Shaft(s) and Fire Fighting Lift(s);

• Means of Escape Lift(s) disabled;

• Refuge Point(s);

• Fire Telephones or other Communications;

• Dry/Wet rising main(s) and their outlets;

• Hazards and their location(s);

• Mechanical Smoke Clearance System(s);

• Mechanical Smoke Clearance System(s) Control Switch(s);

• Natural Smoke Clearance System(s);

• Mechanical Smoke Control System(s);

• Mechanical Smoke Control System(s) Control Switch(s);

• Natural Smoke Control System(s);

• Pavement Vents;

• Sprinkler Systems;

• Sprinkler System Indicator Panel;

• Sprinkler System Main valve(s);

• Sprinkler System Isolation valve(s);

• Other Suppression System(s) (Water Mist, Gaseous, Drenchers etc.);

• Other Suppression System(s) Control Panel;

• Fire Alarm Main Indicator Panel;

• Fire Alarm Slave Indicator Panel(s);

• Smoke Control System(s) s control Panel;

• Gas Stop Valve(s);

• Electrical intake main switch(s);

• Water main isolation valve(s);

• Air conditioning control switches.


4.4.13. Landlord and Tenant Responsibilities

The Regulatory Reform (Fire Safety) Order 2005 and equivalent legislation in

Scotland and Northern Ireland requires ‘Co-operation and co-ordination’ where

two or more responsible persons share, or have duties in respect of, premises

(whether on a temporary or a permanent basis).

Landlords responsible for occupied buildings should provide access to the ‘As-

built fire strategy’ for the building, if one exists, or provide information on the

‘Evacuation Strategy’ and ‘Active and Passive Fire Precautions’ provided within

the building. They should also provide a ‘tenants handbook’ with information

on the process for obtaining consent and approval for alterations or fit-outs.

This handbook or guide will be of use to both tenants and their consultants or

contractors. The Landlord may want to stipulate a minimum competency criteria

for consultants and contractors i.e. that they only use second party or third party

certificated companies and products where these schemes exist.

There should be information or guidance relating to approval of works necessary

outside the tenants demise and procedures for governing approval of tenants

work. Landlords are well advised to place a requirement upon tenants for

them to ensure information is provided to the landlord in a suitable format on

completion of the work.

The Landlord may offer guidance on materials and finishes or any special

conditions that tenants must adhere to.

Fire Risk Assessments undertaken within the Landlords demise must be

available for inspection by the tenants and vice versa. Landlords may wish to

impose requirements upon tenants regarding the frequency at which fire risk

assessments are undertaken and the competency of those undertaking

fire risk assessments.


5. Information at organisational level

21


It is vital that any organisation, of any size, has a formalised approach to managing the fire safety of all the premises within their ownership or control.

For the owner/occupier of a single building this might be relatively

straightforward. Larger organisations, with multiple sites, require a level of

control to ensure consistency. This is true where a single organisation owns a

number of buildings, where they do not own but lease a number sites sometimes

sharing with other occupiers, or where they are the managing agent with

responsibility for the facilities management of a premises occupied by a single or

multiple tenants.

The site specific information described in the previous section will likely be

produced by a number of different organisations, consultants and specialists,

each with their own style and document formats. But where there is a

responsibility across multiple sites the governing policy documents should have

consistency in structure, format and implementation.

There are three key parts for fire safety information at an organisational level:

• Fire Risk Management Strategy Document;

• Procedures;

• Audits.

5.1. Fire Risk Management Strategy Document

How does an organisation set down and record its approach to meeting its goals

as a responsible operator, occupier, employer and duty holder?

Each organisation will have a specific aim and scale of application for its

duties depending on the size and number of properties. For any arrangement

of different parts we generally call this a system. Accordingly we can give

the general term, to all the elements in relation to fire safety, the Fire Risk

Management System.

Size and complexity of a Fire Risk Management System should be proportional

to the level of risk arising from the threat of fire to that organisation. It might

not only be the number of buildings or their floor area, but should consider the

activity of the organisation and the sensitivity of its operation to a fire loss. For

example, while it might be costly for a warehouse to lose its stock in a fire, it is

imperative that an air traffic control tower remains operational throughout any

fire incident. The approach to fire safety of these two premises is therefore likely

to be very different and emphasis placed in different methods of dealing with

the risk.

A Fire Risk Management System should therefore be clearly documented, setting

out the approach of a particular organisation towards fire safety; embodied in

the governing statement known as the Fire Policy.

A fire policy is a documented statement of intent setting out the direction

of an organisation, in respect of fire risk, as formally expressed by its

top management.


The fire policy should be appropriate to the purpose of the organisation and

it should provide a framework for setting objectives. The policy will include a

commitment to satisfy applicable requirements and a commitment to continual

improvement. There should be a current version of the policy at the start of any

Fire Risk Management Strategy Document.

After declaring the Fire Policy it is usual for the document to then set out a series

of Fire Safety Objectives. These are broad subject areas declaring the aims to be

achieved by the Fire Risk Management System.

5.2. Procedures

A procedure is a specified way to carry out an activity or a process. Although

there will be procedures specific to a premises (see 4.1.8) it might also be

beneficial to have corporate procedures for the implementation of organisation

wide policies as part of the formalised Fire Risk Management System.

However the extent of this documented information can differ from one

organisation to another owing to:

• The size of the organisation and its type of activities, processes, products and

services;

• The complexity of processes and their interactions;

• The competency of the relevant people.

For example it may be beneficial to have documented procedures when

implementing a fire risk assessment programme or it might be worth formalising

the organisations approach to fire safety training, maintenance and testing or

the control of work onsite.

5.3. Fire Risk Management Audits

Wherever there is a requirement to do something there has to be a way of

checking that it has been done, and that it was done to a suitable standard. These

checks are often referred to as audits and a formalised fire risk management

system will require monitoring, measurement, analysis and evaluation to ensure

the Fire Policy and Fire Objectives are being achieved.

Audits should be carried out at planned intervals to provide information on

whether the fire risk management system conforms to the organisations own

requirements and to ensure conformity with requirements of national guidance

such as PAS 7: 2013 Fire Risk Management System Specification.

A fire risk management audit is a systematic, independent and documented

process for obtaining evidence and evaluating it objectively to determine the

extent to which the specified criteria are fulfilled. Fire risk management audit

reports will usually be drafted by an auditor with the demonstrated personal

attributes and competence to conduct a fire risk management audit. An internal

auditor can come from within the organisations own staff, however they should

not audit systems for which they are responsible. An external auditor conducts

second party or third party audits, from outside the organisation.

24

6. Why does it matter?


Fire safety information, the fire safety facts known or provided, presupposes the fire safety protection within all premises and organisations. ‘Poor standards of fire safety management could affect both the probability of fire and the consequences of fire’ (PAS 79:2012) – it is not enough to have the highest level of fire protection without the fire risk management or sharing of fire safety information to back this up.

Sometimes, spending the money on physical fire safety provisions is the easiest

part. It is the ongoing maintenance and management of these systems that is

much harder and sometimes forgotten. As fire protection measures are reliant

on fire risk management, effective fire risk management is reliant on fire safety

information. This is recognised across all stages of fire safety information

throughout the life cycle of a building.

6.1. Design and Planning

The Building Regulations 2010 apply to virtually all new buildings, material

alterations to existing buildings and material changes of use of buildings (as

defined in the Regulations) in England and Wales. Similar principles to those of

the Building Regulations 2010 apply in both Scotland and Northern Ireland.

Building Regulations contain no detailed technical requirements. Instead, they

are cast in so-called ‘ functional form’, containing only functional requirements

that are, in effect simply fundamental fire safety objectives.

In England and Wales, there are just five functional requirements relating to fire

safety. These are set out in Part B of Schedule 1 to the Building Regulations 2010,

and are generally referred to as Regulations B1, B2, B3, B4 and B5;

• B1 Means of warning and escape

• B2 Internal fire spread (linings)

• B3 Internal fire spread (structure)

• B4 External fire spread

• B5 Access and facilities for the fire service.

Guidance on how to comply with the functional requirements is contained in

Approved Document B, Volumes 1 & 2 (England and Wales). The Regulations in

Scotland are supported by two technical handbooks (one for domestic premises

and one for non-domestic premises), the function of which is similar to that of

Approved Document B in England and Wales.

In Northern Ireland, the Building Regulations (Northern Ireland) 2012 are virtually

identical to the Building Regulations in England and Wales. The supporting

guidance for the Building Regulations (Northern Ireland) can be found in

Technical Booklet E, published by the Northern Ireland Department of Finance

and Personnel.


Throughout the United Kingdom there is a system of checks through Building

Control. Building control bodies will require information in the form of plans

and documents such as a fire strategy and fire strategy plans to be submitted

to them in order to determine compliance with Building Regulations. A Building

Control Body will usually check this fire safety information before granting

approval. They will also consult with the Fire and Rescue Service.

The Building Control Body will then check the works as they progress onsite.

6.2. Construction and ‘As Built’Each year there are hundreds of fires on construction sites, potentially putting

the lives of workers and members of the public at risk. To mitigate this risk they

must complete a Construction Site Fire Risk Assessment. The Construction

Design and Management Regulations 2015 is the trigger for the Construction Site

Fire Risk Assessment as detailed in section 4.1.3.

There is a real need for a smooth transition from the design and construction

phase to the operational phase of a built asset i.e. premises. A Pre-occupation

fire safety assessment is a useful tool in achieving a smooth transition and

this process can assist in the collation of information needed to comply with

Regulation 38 of the Building Regulations 2010 and equivalent legislation in

Scotland and Northern Ireland. This legal requirement for fire safety information

was introduced to ensure that sufficient information is recorded to assist the

eventual owner/occupier/employer to meet their statutory duties under the

Regulatory Reform (Fire Safety) Order 2005 and the equivalent legislation in

Scotland and Northern Ireland.

All fire safety information should be regarded as relevant because without it an

uninformed decision could lead to an entire fire strategy being compromised.

Under Regulation 38, there is a requirement for the ‘person carrying out the

work to give fire safety information not later than the date of completion of the

work, or the date of occupation – whichever is earlier’; where this fire safety

information refers to the fire strategy for the building. It is of note that, under

Regulation 38 this only relates to those buildings considered ‘complex’.

The fire safety industry is sufficiently matured now that fire engineered

solutions are more accessible than ever before and consequently most new build

projects contain an element of fire engineering. Even the most ‘simple’ or code

compliant buildings will require a high level of fire risk management; fire safety

mitigation occurs in both simple and complex premises, as do fires.

It can be difficult to determine retrospectively which elements of the fire

engineered solution are imperative or why certain decisions have been made.

This can be made clear by the availability of a fire strategy. Ensuring the

provision and understanding of the fire safety information relevant to your

premises or organisations allows for the sharing and understanding of facts not

assumptions.

In a complex building the fire safety manager, who is more than likely not a fire

safety engineer, needs to be able to determine which features are compensatory

features. For instance, did the fitting of the sprinkler system allow for a decrease


in the fire time afforded by the construction? If this information is not known and

for any reason the sprinkler system is not fully functioning, relevant persons

could be placed at an unnecessary and intolerable level of risk.

For example; in a ‘simple’ premises, the installation of automatic fire detection

may have been used as a compensating feature for extended travel distances. If

this information is not shared and there is a fault in the automatic fire detection,

the extended travel distances will still exist, yet any relevant persons may not be

aware of the increased risk or associated impact.

6.3. The Fire Safety Order

The Regulatory Reform (Fire Safety) Order 2005, herein referred to as the FSO

relates to the majority of premises where the premises is not a dwelling.

Article 9 of the FSO is the requirement of the responsible person to carry out a

fire risk assessment (see 4.1.9). There is a similar requirement in Scotland and

Northern Ireland. Article 9 also requires that, in the majority of premises, this and

certain other information be recorded.

On a smaller scale, the fire risk assessment allows for departures from

compliance where the risk can be managed. For instance, it may be risk assessed

that a domestic smoke alarm system is tolerable in a small commercial premises,

where a more expensive system would be disproportionate to the risk and

certain control measures are put in place, such as; testing the smoke alarms

more frequently than prescribed and replacing the battery on a monthly basis.

This example again addresses the importance of the sharing of fire safety

information, as when additional control measures or fire risk management fails,

so will the system.

Article 11 requires the responsible person to make and give effect to such

arrangements as are appropriate, having regard to the size of the undertaking

and nature of the activities, for the effective planning, organisation, control,

monitoring and review of the preventative and protective measures. This

requirement could be interpreted as the need for fire safety information at

organisation level (i.e. policy, strategy and procedure) which is proportionate

to the level of risk arising from the organisations activities and the subsequent

level of assurance sought.

Fire safety legislation is heavily focused on life safety; to the extent that it often

accepts the minimum standard. Failure to comply with the minimum standard set

out by codes and guidance, may lead to prosecution by the relevant authority as

detailed in section 6.4. However, beyond the minimum standard, the benefits of

fire safety information may be commensurate to protecting property as well as

life; where property is often a highly prized asset.

6.4. Fines for fire safety breaches

The Fire Safety Order has been proactively enforced during the last decade.

Below is a list of the ten most expensive fines, given to companies who have

been in breach of the Regulatory Reform (Fire Safety) Order 2005.


6.5. Hallmark Hotel Group — £75,000

UK Luxury hotel company Hallmark Hotel Group received a fine after putting

guests at their Cheshire hotel at serious risk from fire. Firefighters called at the

premises in Wilmslow in April 2008 for a routine visit and discovered a catalogue

of safety issues. Hallmark Hotel Group were charged with three counts of serious

fire safety breaches.

Fire Safety Breaches

• Not a single working fire alarm;

• Faulty smoke detectors;

• Substandard fire exits;

• Staff had not been properly trained in fire safety.

Fire safety is a key part of good business management and the Hallmark Hotel

Group showed little or no regard for the safety of their guests or employees

and the result was a prosecution – Lee Shears, Manager for Community Fire

Protection at Cheshire Fire and Rescue Service.

6.6. Tesco PLC — £95,000

London Fire Brigade prosecuted retailer Tesco following a fire in October 2007

and subsequent inspection of a supermarket at Colney Hatch in Barnet. This

incident led to concerns about fire safety within the store and it was inspected

by the Brigade the day after the fire. Tesco pleaded guilty to five breaches of the

RRO (Regulatory Reform (Fire Safety) Order 2005) at Wood Green Crown Court in

April 2010.


• Failure to ensure escape routes were kept clear;

• Inadequate fire separation in the building due to doors being wedged open.

Fire safety is a key part of good business management and the general public

should feel safe from fire when they are out shopping. London Fire Brigade will

continue to take action when businesses, large or small, do not take their fire

safety responsibilities seriously. Failure to comply with the law can, as this case

has shown, result in a prosecution – London Fire Commissioner Ron Dobson.


6.7. Douglas and Gordon Limited — £100,000

Letting agent Douglas and Gordon Limited based in London received their fine

in July 2011 for failing to act on fire risk assessment. Douglas and Gordon Ltd

pleaded guilty to three breaches of the Regulatory Reform (Fire Safety) Order

2005 at Southwark Crown Court. London Fire Brigade carried out an audit of the

communal areas after a fire broke out in a block of flats owned by the company.


• Failing to act on significant findings;

• Failure to make an emergency plan;

• Ensuring that fire doors were self-closing;

• Failure to install emergency lighting.

London Fire Brigade will continue to take action against managing agents, lease

owners or landlords who do not take their fire safety responsibilities seriously –

Assistant commissioner for fire safety regulation, Steve Turek.

6.8. The Atomic Weapons Establishment — £200,000

The Atomic Weapons Establishment who are responsible for the design,

manufacture and support of warheads for the UK’s nuclear deterrent were fined

by Reading Crown Court in May 2013. AWE admitted a single breach of the Health

and Safety at Work Act 1974. An employee suffered burns when a fireball erupted

in his face at the Aldermaston site in August 2010.


• Failing to supply adequate safety clothing.

The fire could have caused multiple casualties and it was entirely preventable

had better control systems been in place. The failure to instigate such controls

was dependent on AWE identifying potential hazards and risks, all of which were

well documented, but that simply did not happen. – HSE inspector Dave Norman

6.9. The Radnor Hotel — £200,000

The London Fire Brigade secured their biggest ever fine against hotel owner

Salim Patel, who put lives at risk by flouting fire safety laws. Salim Patel, the

former owner of The Radnor Hotel was issued an enforcement notice requiring

that he put right the deficiencies uncovered which included:

• inadequate fire detection systems;

• inadequate emergency lighting;

• missing fire doors;

• no fire risk assessment;

• evidence the basement storeroom was being used for sleeping

Prosecution commenced after follow up visits to the premises found no action

had been taken to correct the situation.


6.10. The Chumleigh Lodge Hotel — £210,000

The manager and the sole director of the The Chumleigh Lodge Hotel in

Finchley London, had denied 12 charges of neglecting fire safety laws under the

Regulatory Reform (Fire Safety) Order 2005 but was found guilty at Blackfriars

Crown Court in February 2012. Inspections started after suspicions about the fire

safety standards in the hotel after a fire broke out at the hotel in May 2008.


• Faulty fire doors;

• Lack of smoke alarms in some of the guest-rooms;

• Inaccessible escape routes;

• Staff had not been trained to an appropriate standard in fire safety

awareness;

• No evidence of any suitable fire risk assessment was produced.

Business owners have a clear responsibility under fire safety law to ensure that

both the public and their employees are as safe as possible from the risk of fire.

This verdict sends out a clear message that if these responsibilities are ignored,

we will not hesitate in prosecuting and people will face serious penalties.– Brian

Coleman, Chairman of London Fire and Emergency Planning Authority.

6.11. The Co-operative Group — £210,000

British consumer cooperative, The Co-operative Group were in Southampton

Crown Court charged with serious fire safety breaches at its store in Shirley

Road, Southampton. Hampshire Fire and Rescue Authority prosecuted for six

breaches of fire safety under the Regulatory Reform (Fire Safety) Order 2005.


• Failing to maintain the rear emergency exit doors;

• A fitted lock requiring a security code on the emergency door;

• Fire alarm call point obstruction;

• Failing to ensure that the store manager was provided with suitable and

sufficient fire safety training;

• Failing to ensure that the fire alarm system was being regularly tested;

• Failing to ensure a means of early detection of fire.

A number of common trends have emerged since the fire safety law came into

force in 2006. These include blocked or locked exits, poorly maintained fire

escape staircases, lack of staff fire training, storage of combustible materials

in boiler rooms, lack of fire alarms, lack of emergency lighting, lack of fire doors,

and in far too many cases lack of suitable fire risk assessment – Chief Officer

John Bonney of Hampshire Fire and Rescue Service.


6.12. Shell International — £300,000

Multinational oil and gas company Shell International were fined over significant

failings in fire safety at the Shell Centre in central London. The energy giant

pleaded guilty at Inner London crown court to three breaches of the Regulatory

Reform (Fire Safety) Order 2005. It was the largest fine imposed under the

law. Two small fires in three weeks at the Shell Centre on York Road, Waterloo

prompted the investigation.


• Blocked escape routes;

• Blocked fire exits;

• Defective fire doors;

• Excessive fire loading.

This conviction shows that major companies are not exempt from prosecution

and must take their responsibilities under the RRO seriously. – London Fire

Commissioner Ron Dobson.

6.13. New Look — £400,000

British global fashion retailer New Look who have a chain of high street shops

in the UK, received the maximum possible fine of £400,000 following a fire that

gutted the retailer’s Oxford Street store in 2007. 35 engines and 150 fire-fighters

were needed to tackle the blaze and crews remained at the scene for three days.

Trade was disrupted at more than 50 Oxford Street shops. New Look pleaded

guilty to two breaches of the Regulatory Reform (Fire Safety) Order 2005

following prosecution by the London Fire Brigade.


• Insufficient staff training;

• Storage blocking escape routes.

Good business management includes taking responsibility for fire safety,

knowing the law and acting on it. This conviction shows that large companies are

not exempt from prosecution and that the London Fire Brigade will take action

when businesses do not take their fire safety responsibilities seriously. Failure

to comply with the law can, as this case has shown, result in a substantial fine. –

Councillor Brian Coleman AM FRSA, chairman of the London Fire and Emergency

Planning Authority.


6.14. Shaftsbury Care Group Ltd — £410,000

A care group was fined a total of £380,000 plus nearly £30,000 costs after they

were charged with fire safety breaches and found to be putting the lives of

residents and staff at risk at Donwell House Care Home in Tyne and Wear.

The fire safety breaches were discovered following a fire at the premises in

September 2014. Shaftsbury Care Group were fined over significant failings in

fire safety.


• Failure to follow through on actions identified in the Fire Risk Assessment;

• Failure to keep fire doors closed;

• Failure to provide suitable portable firefighting equipment.

This fine imposed by the judge is one of the most significant we are aware of for

a case of this kind. It should serve as a warning to businesses, and especially

care home operators, that failure to carry out their responsibilities regarding fire

safety can and will have serious consequences – Assistant Chief Fire Officer for

Community Safety, Tyne and Wear Fire and Rescue Service.


7. Jargon Buster

33


As with any profession Fire Engineers and Fire Risk Management professionals do love to use terminology that sometimes appears to be a language all of its own. Plus, because some aspects are very technical, there may be an official meaning for some word or phrase that is not appreciated by those of us not in the know. Or it has become common practice to use a term which, although appears to be a commonly used word, officially means something else.

This section lists common terms and phrases used within the fire engineering

and fire safety world that you may come across within reports and other

documents together with a plain language explanation. It does not seek to give

you an understanding of how to be a fire engineer/consultant. But it might just

give a bit of insight when discussing aspects of fire safety with the industry

professionals.

7.1. Acceptance Criteria

A set of predetermined conditions to be met that indicate a sufficient level of

safety has been reached that will enable approval of a design proposal.

7.2. Access Level

Specifically in relation to how the fire brigade enter a building, this will generally

be at the ground floor. There are cases, however, where this might not be

possible or is more convenient at an alternative level. This could be because of to

a sloping site, podium deck or some other site specific condition.

7.3. Access Room

Where it is only possible to escape from a room by passing through another

room, the room passed through is the Access Room (see also Inner Room).

7.4. Accommodation stair

A stairway that connects two separate floor levels (or on to a mezzanine) that

is not protected from the effects of fire. This could be open or enclosed but the

standard of enclosure does not meet the requirements of a protected stair.

These stairs will not normally be included in escape capacity calculations.

7.5. Active Fire Protection

A system or other measure for dealing with the effects of fire that is only

effective after an automatic or manual operation. Examples include smoke

extracts, sprinkler protection and damper closure to maintain

a compartment wall.

7.6. Alarm Receiving Centre

An off-site location that monitors the state of the building alarm system.

Continuously occupied they will then summons the fire brigade subject to pre-

determined protocols, such as calling to confirm a fire during working hours.


7.7. Alarm Silence Facility

Function built in to certain fire alarm systems that allows the warning signal to

be temporarily silenced. This might be to allow an investigation of the

cause of the alarm.

7.8. Alarm Zone

Where an alarm system is installed throughout a building it may be desirable to

separate different parts of the building into zones to give different warnings at

different times. Each sub-division of the alarm system is an Alarm Zone.

7.9. Arson

Wilful or malicious burning of property, especially with criminal or fraudulent

intent. Someone who commits Arson is an arsonist.

7.10. ASET

See Available Safe Escape Time.

7.11. Aspirating Detection System

Mechanical air sampling system with the capability to detect small particles

of smoke at relatively low concentrations. Generally considered to be the most

reactive automatic method of fire detection, also capable of setting levels of

sensitivity to deal with background contamination.

7.12. Audit

Process of evaluation or analysis of something to determine its accuracy or

safety, or it is the document that declares the result of such an

analysis or evaluation.

7.13. Automatic Door Release Mechanism

Device that can be used for retaining a door in the open position, against the

action of a door closer, and automatically released under pre-determined

conditions (e.g. activation of the fire detection system).

Alternatively this term can be applied where, for security, some doors on escape

routes may need to be kept locked shut. This might be the doors to a stair where

travel between floors is acceptable for certain occupants, but not for others.

These doors should be secured with an electronic lock which will disengage

under pre-determined conditions (e.g. activation of the fire detection system),

returning the doors to a standard fire door able to be opened by anybody from

the direction of escape.

7.14. Automatic Fire Detection (AFD) and Alarm System

A device capable of recognising the presence of a fire and automatically initiating

a pre-determined action, such as sounding an alarm, shutting down plant,

releasing doors (see Automatic Door Release Mechanism), etc.

Detection will typically be for smoke, but includes heat, flame, combustion gases

or any other characteristics of fire.


7.15. Available Safe Escape Time (ASET)

Sometimes referred to as Available Safe Egress Time; the time elapsed from the

point of ignition of a fire up until when the conditions within a space reach pre-

set tenability limits. See also Required Safe Escape Time.

7.16. Backdraft

Under certain conditions combustible gases may be released into a closed

atmosphere within a room but where there is insufficient oxygen present to

allow these gases to burn. If these gases remain hot (or there is a heat source

within the room) and a path of oxygen rich air is opened (such as opening the

door to the room) the gases and oxygen will mingle until a combustible mixture

is reached. This results in the production of a flame front that travels along the

path of the air source eventually reaching the doorway. The process happens

at speed and usually with production of extremely high temperatures such that

anything in its path, and especially at the doorway, will be subjected

to intense flaming.

Smoke venting (manual or automatic) serves to avoid this by releasing the gases

to atmosphere before a combustible mix is reached.

7.17. Cause and Effect

The relationship between two actions so that the occurrence of one brings about

the occurrence of the other. An example is activation of a detection system (the

cause) closing selected dampers in a ventilation system (the effect).

7.18. Cavity Barrier

Where a false ceiling or a raised floor creates a void (or cavity) there is potential

for a fire that ignites within the cavity or enters it from elsewhere to travel

throughout the floor area unseen. To avoid this cavities are sub-divided using

fire resisting barriers. These may occur at regular intervals or where walls in the

room below need to provide a barrier from slab to slab.

7.19. Code Compliant

Building design must comply with regulations to ensure as far as possible

that they are safe in the event of a fire. To help designers with this guidance

documents and codes of practice are published. Where a building design has

been assessed as being in line with all of the recommendations of the relevant

code of practice it is considered to be Code Complaint. See also Fire Engineering.

7.20. Compartmentation

Sub-division of a building, storey or room in to smaller fire resisting boxes or

compartments.

7.21. Compartment Floor

Floors constructed with an appropriate period of fire resistance for the purposes

of Compartmentation.


7.22. Compartment Wall

Walls constructed with an appropriate period of fire resistance for the purposes

of Compartmentation.

7.23. Competent Person

Person, suitably trained and qualified by knowledge and practical experience,

and provided with the necessary instructions, to enable the required task(s) to be

carried out correctly.

7.24. Controlled Fire Load

Limitation of the amount of combustible material present in a specified place.

This will likely be in relation to the contents permitted at the base of an atrium or

furniture allowed in a reception area through which an escape route passes.

7.25. Damper

A device such as a plate or valve used to regulate flow of gases through

a duct system.

5.24 a) Fire Damper – damper provided to inhibit the passage of flames

through a duct. Usually installed in the line of a Compartment Floor or

Compartment Wall and operated by a heat sensitive element (fusible link).

5.24 b) Smoke Damper – a type of fire damper provided to additionally

inhibit the passage of smoke through a duct. Usually installed in the line of

a Compartment Floor or Compartment Wall but also within smoke extract

systems to direct targeted flowrates and operated by a heat sensitive element

(fusible link) and/or smoke sensitive devices.

7.26. Dead End

Part of an escape route where travel is only possible in one direction. This is now

regarded as an old fashioned term and has been largely replaced with ‘travel

in a single direction’ or ‘single direction of travel’. There are limits within the fire

design guidance on the distance permitted for dead end travel.

7.27. Design Fire

An assumed fire size (in terms of heat output or area of burning) derived either

by calculation or by reference to published data representing a reasonable worst

case used in the analysis of related fire precautions (smoke extract rate, fire

resistance, etc.).

7.28. Dry Rising/Falling Main

For buildings of a certain height or configuration it might not be possible to rely

on the equipment provided on a Fire Tender to enable firefighting at the seat of

the fire. To assist with this pipes and valves can be provided within a protected

space (usually in a Fire Fighting Shaft) to assist with the distribution of water

from the Fire Tender to all floors within the building.

The system of pipework includes an inlet valve at ground level and on the outside

face of the building, a rising or falling main (dependent on whether it serves

floors above or below the Access Level) and outlet valves at every floor. See also

Wet Main.


7.29. Duty Holder

Person on whom there is a duty to comply with fire safety legislation.

7.30. Element of Structure

Any part of the building providing a structural stability. This includes beams and

columns, but also a floor, loadbearing walls, external walls

and Compartment Walls.

7.31. Enforcing Authority

A body empowered by legislation to enforce such legislation.

7.32. Emergency Lighting

This is a term often misused. Emergency Lighting includes any lights required to

have a continuous use when mains power fails. This might be so that essential

functions can continue, in an operating theatre for example, but more commonly

it is used to mean escape lighting that is a system of lights with battery back up

to illuminate escape routes when the main lights fail.

7.33. Escape Stair

A stairway designated as an escape route. They will more often than not be

enclosed with at least a 30 minute fire resisting wall, or more dependent on

whether Compartment Floors are provided in the building.

These stairs will be included in the escape capacity calculation.

7.34. Evacuation Drill

Regular and/or ad-hoc practice evacuation of a building to test the process from

initial alarm to reaching assembly/muster points.

7.35. Evacuation Modelling

Computer based calculation to simulate peoples movement through the system

of escape routes for a building. Geometry for the building is programmed and

movement instructions given to symbols representing people. It is possible to

simulate reaction times, interaction between people with the building structure

and with other people.

7.36. False Alarm

Meaning activation of the automatic fire detection and alarm system due to

some reason other than a fire, this term is out of favour now and preference is

given to the term Unwanted Activation.

7.37. Fire Alarm Receiving Station

See Alarm Receiving Centre.

7.38. Fire Appliance

In the old days we called them fire engines. But now the vehicle on which the fire

brigade arrives is referred to as a Fire Appliance.


7.39. Fire Compartment

Space bounded by Fire Compartment Walls as a sub-division of the building. Fire

Compartments may or may not include Fire Compartment Floors.

7.40. Fire Control Centre (FCC)

A protected room within the building with a protected route from the outside

that contains fire system control and indicating equipment. Ideally attended

by a member of staff full time it serves a place for coordination of the building

evacuation and a comment point for the attending fire brigade.

7.41. Fire Curtain

Active Fire Protection system of retracted material arranged to deploy on a given

signal giving protection from the passage of flames through a weakness in the

Fire Compartment boundary. They are often used to give added protection to

doors or to close openings in the walls. See also Smoke Curtain.

7.42. Fire Engineering/Engineered Solution

Where design for a building departs from the Code Compliant Solution

justification is required before building regulations approval can be given.

Fire Engineering is the use of scientific and/or engineering principles to study

building specific conditions in relation to the effects of fire and the safety of the

occupants and other people in and around the building. In general terms this is a

comparison between ASET and RSET.

7.43. Firefighting Lift

A lift well and lift car assembly designed as part of a Fire Fighting Shaft to

remain operational throughout a fire event and used to transport firefighters and

equipment to floors above or below the Access Level.

7.44. Firefighting Lift Switch

Key operated control device that gives the firefighters control of a Firefighting

Lift operation.

7.45. Firefighting Lobby

A common area between the Firefighting Stair and Fire Lift that provides a

protected space for firefighters to establish operations before entering the

Compartment containing a fire. The Firefighting Lobby will also contain the

Landing Valve of the Dry/Wet Rising/Falling Main.

The Firefighting Lobby will invariably require a system for the removal of smoke.

This could be Natural Ventilation or a mechanical system creating a pressure

differential (either the forced removal of smoke or overpressure

delivered by a fan).

7.46. Firefighting Shaft

The combination of Firefighting Stair and Firefighting Lobby (including

Firefighting Lift where provided) in a single shaft also containing services and

equipment for use in firefighting.


7.47. Firefighting Stair

A protected stairway designated as providing a route in to the building for access

by firefighters. The Firefighting Stair will be part of the Firefighting Shaft in

conjunction with a Firefighting Lobby and maybe a Firefighting Lift.

7.48. Fire Hazard

An event or condition that has the potential to cause harm either to people or

property from the effects of fire.

7.49. Fire Hydrant

Connection point to the water main for use by the fire service. This may be

for the purpose of supplementing the water used to tackle a fire and also for

replenishment of water tanks on the fire truck. The hydrant might be located on

the public highway and connect to the water mains or to a private

main system on site.

7.50. Fire Load/Fire Load Density

The amount of combustible material present within a space is called the Fire

Load. This calculated as the unit amount (i.e. over a standard area) is expressed

as Fire Load Density in kg/m2. Standard values are given in the fire literature to

help with calculations for unknown values in Fire Engineering proposals.

7.51. Fireman’s Switch

External interface for the isolation of an electrical supply for use by the

fire service.

7.52. Fire Resistance

This is the ability of a structure (parts of the building frame such as beams and

columns and also Compartment Walls and Compartment Floors plus ducts and

dampers etc.) to withstand the effects of fire for a given period when tested

using a calibrated furnace as part of a British Standard test.

The properties of Fire Resistance are related to three performance

requirements for:

• Stability;

• Resistance to collapse (normally applied to beams and columns but also to

load bearing walls).

7.52.1. Integrity

Preventing the passage of flame and smoke from one side to the other

(applicable to Compartment Walls and Compartment Floors but not

beams and columns).

7.52.2. Insulation

Preventing the transfer of heat from one side to the other so that on the

non-fire side the surface does not become heated above specific limits

(applicable to Compartment Walls and Compartment Floors but not

beams and columns).


The results for each of these are classified in a stepwise increment. For standard

building regulation requirements these are 15, 30, 60, 90 and 120 minutes. Certain

applications may have additional requirements, for example electrical suppliers

often have 240 minutes specification for their intake rooms.

It may be the case that a different value is required for each of the properties. It

is common therefore to express Fire Resistance as stability/integrity/insulation.

For example:

• 60/60/60 — which is 60 minutes for stability, integrity and insulation (load

bearing Compartment Wall);

• --/30/30 — which is no requirement for stability but 30 minutes for integrity

and insulation (Escape Stair enclosure);

• --/60/15 — which is no requirement for stability but 60 minutes for integrity

and 15 minutes for insulation (for an external wall

boundary calculation).

7.53. Fire Risk

This is the likelihood that a Fire Hazard will occur and a scale of the severity of

the harm caused.

In technical terms Fire Risk = Consequence x Probability

(Scale of harm) (Chances of it happening)

7.54. Fire Risk Assessment

Process of identifying fire hazards and evaluating the risk to people, property,

assets and environment arising from them, taking into account the adequacy of

existing fire precautions, and deciding whether or not the fire risk is

acceptable without fire precautions.

7.55. Fire Risk Assessor

Person who carries out, and documents the significant findings of,

a fire risk assessment.

7.56. Fire Risk Management Strategy

Document which defines an organisations fire risk management system, and

method of implementing the overarching policy.

7.57. Fire Risk Management System

Set of interrelated or interacting elements of an organisation to establish

policies and objectives and processes to achieve those objectives and

manage fire risk.

7.58. Fire Safety Manager

Person nominated to monitor and control management of fire safety.

7.59. Fire Policy

Intentions and direction of an organisation, in respect of fire safety as expressed

by its top management.


7.60. Fire Service Access Level

Floor level that provides access in to a building for use by the attending

firefighters. For a majority of cases this will be ground floor and will be through

the main entrance or the designated entrance to the Fire Fighting Shaft(s). It is

possible, however, that an alternative level needs to be used where, for example,

there is a sloping site and one end of the building is higher/lower than the other,

or where there is a podium deck.

7.61. Fire Stopping

Material applied to fill gaps in a Compartment Wall or Compartment Floor,

especially where two fire barriers meet (junction of floor and wall or wall and

roof etc.) or around the edges of a penetration, introduced to allow services such

as cables and ducts to pass through. Fire Stopping should have the same period

of Fire Resistance as the wall or floor in which it is being used.

7.62. Fire Telephone

Telephone, usually hard wired, with internal lines used only for fire purposes.

This might be between a Firefighting Lift or Firefighting Lobby and a

Fire Control Centre.

7.63. Flashover

From first ignition a fire will grow in intensity steadily. The speed of this growth

may vary from fairly slow through to very rapid but it is reasonably predictable.

As the heat generated by the fire increases within a space the speed of fire

growth gets quicker until a point is reached where the temperature is so high

that all combustible material present becomes involved in the burning process.

This leads to a sudden and catastrophic increase in the size of the fire

called Flashover.

7.64. Floor Space Factor

The number of people present within a room, tier, storey or entire building may

be known or determined by a fixed feature, such as the number of seats. Where

this number is not certain an estimate of the population can be calculated by

assuming a density of people according to the use of the space. This is the Floor

Space Factor and is usually expressed as m2/person. Typical examples include:

• 5m2/person for offices;

• 2m2/person for shops;

• 30m2/person for plant areas.

7.65. Heat Release Rate (HRR)

As an item burns it does so with the liberation of gases and smoke and a quantity

of heat, measured in kilojoules (kJ) or mega joules (MJ). After the item has been

fully consumed in the fire it will have released a set amount of heat with a total

kW or MW value. If the time taken for the item to completely burn is known then

the rate that the heat was released can be calculated. So if something burned

for 20 minutes (1200 seconds) and released 2,400,000 kJ of heat that would be

a HRR of (2,400,000kJ/1200s) 2,000kJ/s. If 1 J/s is called a Watt (W), then this is

equivalent to 2,000 kilowatts (kW), or 2 megawatts (MW).


7.66. Hosereel

Fixed firefighting water hose provided within a building connected to a water

supply and provided for the use of the building occupants for first aid firefighting

and/or for the fire service. Hosereels have largely fallen out of favour and are no

longer required by current fire guidance.

7.67. Hot Work

An operation carried out on site that requires heat (open flame, sparks or hot air)

or that results in high temperatures (friction, chemical reaction).

7.68. Ignition Resistant

The ability of a material to withstand a source of ignition being applied without

propagating fire or flames. There are standard tests which give resistance to

various ignition sources depending on where the material is to be used.

7.69. Inner Room

Where it is only possible to escape from a room by passing through another room

before reaching a Protected Route this is called an Inner Room. This is permitted

subject to certain fire precautions. Where it is necessary to pass through two of

more rooms this is called an inner-inner room and is not permitted by

the fire guidance.

7.70. Intumescent

A material that expands to many times its original thickness when heat is applied

and where the expanded material has known burning properties. Intumescent

paint is used as a means of providing structures with an increased period

of Fire Resistance.

7.71. Landing Valve

Outlet valve from a Dry or Wet Rising/Falling Main located on a floor level

(usually within a Firefighting Shaft) for use by the fire service in

firefighting operations.

7.72. Manual Call Point

Part of a fire detection and alarm system that allows manual override of the

system. These are characterised by the red break glass units located at fire exits.

7.73. Material of Limited Combustibility

A product that performs favourably when subjected to a standard test (BS476:

Part 11) achieving certain restrictions in producing heat or flames.

7.74. Means of Escape

The system designed within a building for promoting the safe movement of

people from their point of origin to a place separated from the effects of the

fire (Place of Safety). Elements of the system include how awareness of a fire is

achieved, the routes to be taken and the protection of these routes, how many

people can be accommodated by the system and where people will be delivered

to on reaching the place of safety (i.e. is this a safe place within the building or a

location outside).


7.75. Natural Ventilation

The release of smoke, heat and fire gases through apertures in the structure

(vents) driven by natural buoyancy generated through high temperatures.

7.76. Non-Combustible

A product that performs favourably when subjected to a standard test (BS476:

Part 11) achieving certain restrictions in producing heat or flames.

7.77. Occupant Capacity

The maximum number of people that can be accommodated according to the size

of the fire exits.

7.78. Passive Fire Protection

A system or other measure for dealing with the effects of fire that is effective

without the need for an automatic or manual operation. Examples include

Compartment Walls and Compartment Floors.

7.79. Penetration Seal

Proprietary material or method used to apply Fire Stopping where there is a

penetration through a Compartment Wall or Compartment Floor.

7.80. Phased Evacuation

A method of coordinating escape from a building based on the movement of

limited numbers of people or from predetermined areas in separate ‘phases’.

Typically this will be used in tall buildings to reduce the required size of the

Escape Stairs.

7.81. Place of Safety

A space either within a building (Place of Relative Safety) such as within the

Protected Route, or outside and remote form the building (Place of Ultimate

Safety) and protected from the effects of the fire.

7.82. Pre-determined Attendance (PDA)

The prearranged attendance by the fire service in response to an emergency

call. The PDA will be standard for most buildings depending on the local fire

service policy, but may be varied for special risk buildings where there is a known

requirement (high population, high rise, increased Fire Hazard).

7.83. Pre-movement Time

When the fire alarm is raised the response by occupants to move towards

the fire exits may be delayed depending on a number of factors such as their

understanding of the alarm, whether they are in social groups, familiarity with

the location of the exits etc.

This delay before making a meaningful escape is called the Pre-movement Time.

7.84. Pressure Differential System

A method of limiting the movement or removal of smoke using differences

in air pressure.


7.85. Progressive Horizontal Evacuation

A method of coordinating escape from a building based on the movement

of limited numbers of people or from predetermined areas from one Fire

Compartment to a neighbouring Fire Compartment. Typically this will be used

where the occupants will require additional assistance to escape

(hospitals and care homes).

7.86. Protected Route

Designated path leading to a Place of Safety also protected from the

effects of fire.

7.87. Refuge

Place where occupants who require additional help to use stairs etc. wait for

assistance. It should be located out of the path of the main body of people who

are accessing the Escape Route so as not to hinder their escape, and will be

provided with a system of communication to summon help.

7.88. Relevant Boundary

In preventing the spread of fire from one building to another the construction of

external walls is governed by the distance to the boundary of the building site.

The boundary facing a certain elevation is said to be the Relevant Boundary

to that wall.

7.89. Replacement Air

Air drawn in to the building to replace the volume of gases extracted as part of a

Smoke Control or Smoke Clearance system.

7.90. Required Safe Escape Time (RSET)

Sometimes referred to as Required Safe Egress Time; the time elapsed from the

point of ignition of a fire up until the point when all occupants have reached a

Place of Safety. See also Available Safe Escape Time.

7.91. Responsible Person

In a workplace, this is the employer and any other person who may have control

of any part of the premises, for example, the occupier or owner.

In all other premises the person or people in control of the premises will be

responsible. If there is more than one responsible person in any type of premises,

all must take all reasonable steps to work with each other.

For a full definition see Article 3 of the Regulatory Reform (Fire Safety) Order

2005.

7.92. (RSET)

See Required Safe Escape Time.

7.93. Simultaneous Evacuation

A method of coordinating escape from a building based on the movement of all

occupants at the same time.


7.94. Smoke Control System

The positive action to control movement and/or extraction of smoke to achieve

pre-determined conditions.

7.95. Smoke Clearance System

A general system of smoke removal following a fire or during firefighting

operations at the discretion of the attending fire service.

7.96. Smoke Curtain

A type of Fire Curtain that is designed with the additional function of preventing

the movement of smoke.

7.97. Smoke Plume

Gases and products of a fire that rise above the burning material driven by the

buoyancy in the heat produced.

7.98. Smoke Venting

See Natural Venting.

7.99. Sprinkler System

Automatic means of fire suppression by the application of water. An array of

small valves (or sprinkler heads) are connected by pipes carrying water driven

either by pressure in the water system or supplemented by dedicated

pumps and water supply.

7.100. Stack Effect

Natural buoyancy produced by temperature differences within uninterrupted tall

building features such as stairwells and lift shafts.

7.101. Staff Alarm

A silent (lights/pager) or coded warning given to members of staff in a building to

signify that a fire alarm has been activated. Depending on the nature of the alarm

pre-determined actions may be necessary.

7.102. Storey Exit

The point at which occupants leave a storey and enter the Protected Route.

7.103. Surface Spread of Flame

Measure of the propensity for a material to spread a flame across its surface

when tested in accordance with a British Standard method (BS476: Part 7).

7.104. Strategic Fire Risk Management

Integrated or holistic approach to understanding and managing the risks posed

by the threat of fire which enables an organisation to optimize its underlying

processes and achieve more efficient results.

7.105. Top Management

Person or group of people who directs and controls an organisation

at the highest level.


7.106. Travel Distance

Linea distance between the location of an occupant and the Storey Exit. Limits

are placed on the extent of this distance for the most remote occupied location.

7.107. Unwanted Activation

See False Alarm.

7.108. Voice Alarm System

Means of raising a fire alarm using speakers with voice instructions. These may

be pre-recorded or live broadcast with real time instructions.

7.109. Wet Rising/Falling Main

Similar to Dry Rising/Falling Main, for taller buildings it might not be possible

for the pressure generated by the on board Fire Tender pump to reach the upper

floors. To assist with this the pipes and valves in the fire main are provided within

a dedicated water supply and pump(s) within the building.

48

8. Further Reading


This section signposts readers seeking further information to the primary pieces of fire safety legislation applicable within the United Kingdom and also to national guidance documents that offer more detail on fire safety design, engineering and management.

8.1. Primary (fire related) Legislation

Great Britain. Regulatory Reform (Fire Safety) Order 2005

Scotland. Fire (Scotland) Act 2005

Northern Ireland. The Fire Safety Regulations (Northern Ireland) 2010

8.2. Guidance on Fire Safety Design and Engineering

Approved Document B — Fire Safety: Volume 1 — Dwelling houses

Approved Document B — Fire Safety: Volume 2 — Buildings other than Dwelling

houses

Local Government Association— Fire Safety in Purpose-built Blocks of Flats

BS 5839 Series — Fire detection and fire alarm systems for buildings

BS 7974:2001— Application of fire safety engineering principles to the design of

buildings. Code of practice

BS 9991:2015— Fire safety in the design, management and use of residential

buildings. Code of practice

BS 9999:2017— Code of practice for fire safety in the design, management and

use of buildings

HTM 05 Series — Healthcare Fire Safety

Building Bulletin 100 — Design for fire safety in schools

CIBSE guide E

8.3. Guidance on Fire Risk Management

PAS 7:2013 Fire Risk Management System Specification

Communities and Local Government HM Government Fire Safety Risk

Assessment series:

BS 9999:2017 — Code of practice for fire safety in the design, management and

use of buildings

PAS 79:2012 — Fire Risk Assessment. Guidance and a recommended methodology

FIRE RISK ASSESSMENT COMPETENCY COUNCIL — A Guide to Choosing a

Competent Fire Risk Assessor

FIRE RISK ASSESSMENT COMPETENCY COUNCIL — Competency Criteria for Fire

Risk Assessors

Fire Industry Association — FIRE RISK ASSESSORS — STANDARD SCOPE OF

SERVICES

Fire Industry Association — LEGAL RESPONSIBILITIES OF FIRE RISK ASSESSORS. A

Basic Guide

HTM 05-01: Managing healthcare fire safety

Approved Code of Practice and guidance to the Management of Health & Safety

at Work Regulations 1999. Suitable and Sufficient.

50

9. About BB7

Our values provide inspiration and guidance for our people, shaping everything

that we do. This shines through in all areas of our work – from recruitment and

learning through to business development and project delivery.

1. PEOPLE

Valuing diversity and unique contributions, fostering a trusting, open and inclusive

environment and treating each person in a manner that reflects BB7’s values.

2. INTEGRITY

Being ethically unyielding and honest, and inspiring trust by saying what we mean,

matching our behaviours to our words and taking responsibility for our actions.

3. INDEPENDENCE

We stay independent and are able to disagree, regardless of the popularity of our

views or their effect on our fees. We have the courage to invent and champion

unconventional solutions to problems.

4. CLIENT FIRST

We are influenced by nothing but our clients’ interests. We’ll tell them the truth

and put project interests first.

5. TEAMS

An individual cannot know everything and so we work less as individuals and more

as a team. We create uniquely capable delivery teams, leveraging our knowledge

and so more comprehensively serving our clients.

6. CHALLENGE

We challenge the accepted wisdom and push boundaries without compromising

on safety.

7. OUTSTANDING EMPLOYER

We are proud of our culture and its effect on our working environment. We believe

this is a vital part of building a sustainable business with the character to deliver

demanding work.

51A guide to fire safety information for owners and occupiers of a premise

BB7 is a specialist firm of consulting engineers, operating in the risk and resilience niches of fire, security and continuity. We are at the top of our game. We share the latest thinking and advise on best practice, challenging the accepted wisdom and pushing boundaries without compromising on safety.

We have a proven track record in realising design freedom for iconic architecture, beyond this we have acquired an unrivalled insight into the implementation of organisational risk management systems and can facilitate business process improvement, mitigating risk with certainty and strategic agility.

We are BB7.

BB7 ROCHESTERNo. 23 Star Hill

Rochester

Kent ME1 1XF

Phone: +44 (0) 203 603 5535

Email: [email protected]

BB7 GLASGOWPentagon Centre,

36–38 Washington Street

Glasgow

Scotland

G3 8AZ

Phone: +44 (0) 141 530 5805


BB7 WARRINGTONCarnoustie house

The links, Kelvin close

Birchwood, Warrington

WA3 7PB

Phone: +44 (0) 161 956 8973


BB7 is a specialist consulting firm.

We imagine new ways to mitigate risk within the built environment.

BB7 CAMBERLEY377–399 London Rd

Camberley

Surrey GU15 3HL

Phone: +44 (0) 203 603 5535


BB7 HUNTINGDONCastle Hill House

Huntingdon

Cambridgeshire

PE29 3TE

Phone: +44 (0) 203 603 5535


BB7 DUBLINThe Brickhouse

Block 1, Clanwilliam Court

Lower Mount Street

Dublin 2

Phone: +(00 353) 1 697 1332


FIRE | SECURITY | CONTINUITY

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