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Fire Risk Assessment - Goodwood Court, 52 Cromwell Road, Hove
Introduction Goodwood Court is a block of 29 self-contained residential units over six floors access by open landings from a central contained lobby area with access to each floor by lift or separate stair well. The building also houses a separate business premise which has its own entrance and is outside the scope of this risk assessment. There is an area behind the flats which is utilised for car parking Construction is of brick and steel-reinforced concrete - there are no exposed steel beams. Doors, door frames, windows and window-frames are for the most part Double-glazed UPVC apart from those within the central lobby area which are wood. The lift is constructed from steel. A separate housing at roof level contains the lift electrics and motor. Rising electric services run through a trunking from ground level to all floors within the common areas. The walkways form the only alternative fire escape. There is no lighting from the carpark to illuminate the walkways – these being illuminated by bulkhead lamps at intervals. There is no fire alarm system within the building.
It is not known whether each flat has a smoke alarm installed.
Risks The main risks are identified as: 1: Electric fire arising within the electrical risers passing in trunking through common areas 2: Electric fire arising within the Lift plant room 3: Combustible material being lit within the lift shaft from discarded cigarettes 4: Combustible materials left in common areas and stairwell 5: Fire arising within individual flats with smoke hazard to flat and elsewhere 6: Vehicle fire within the area used for car parking
Current action in event of fire in Individual flat It is likely that fire will initially be contained within an individual residential unit and the occupant could exit through his flat entrance to an external walk-way and thence to the common-areas where he could descend by the stairwell. There is no means of alerting all other flat tenants of the fire other than by physically going around to each flat in turn. In the event of a flat separated from the stairwell by the flat that is on fire, the only means of escape would be to await rescue from the walkway or window overlooking Cromwell Road or Palmeira Place.
Current action in event of fire in Common Area – lobby or stairwell A fire could develop in the Stairwell, lift machinery room, lift shaft or electric risers without being noticed for some considerable time. There is no fire detection system in these areas that alerts flat occupants to the danger. Should a fire prevent access to the stairwell, residents would need to remain on their respective walkways to await rescue. There is no indication on the lift door or cabin to advise residents not to use the lift in the event of fire. In the event of visibility being reduced by smoke or loss of normal electric power to the common areas, there is no alternative means of lighting. There is no signage to indicate the escape route down the stairwell for those who are visitors to the building. It is expected that residents would be aware of the stairwell.
General notes The stairwell doors are half-hour fire resistant There is no marking on the stairwell doors advising that they form the fire escape route and that they should not be obstructed The doors are operated by handle and latch – this could form an obstruction in an emergency There is no emergency lighting within the common areas or stairwell. There is no emergency lighting on the walkways There is no means of alerting flat residents to a fire elsewhere in the building The access to the roof at Level 5 could be confused with access to the stairwell The final, ground level, door of the stairwell opens inwards and not outwards and requires two hands to operate. There is no "floor level" markings on the doors exiting the stairwell Where there is a fire within a flat, were the front door to remain open after exit of the occupant, this could impede the escape by adjoining flat occupants
Corrective actions 1: Signage 2: Lighting 3: Detection and Alarms 4: Carpentry and fixing of door closers, intumescent strips and smoke-proof letter boxes to appropriate flats 5: Education
1: Signage It is recommended that the common areas have appropriate signage to indicate the exit route compliant to British Standard BS 5499-1. 2: Lighting It is advised that the lobby and stairwell lights be supplemented by 3 hour non-maintained emergency lights It is advised that the walkways have a non-maintained emergency lighting system It is advisable that a suspended non-maintained light with Fire Exit signage be installed in each lobby pointing to the Stair door 3:Detection and Alarms It is advised that each residential unit has its own mains powered with battery-backup Smoke and Heat Alarm It is advised that linked smoke/heat detectors be installed in the lift shaft, lobbies, stairwell and lift plant machinery room. These should be attached to alarms installed at each lobby level with sounders in lobby, stairwell and each walkway. A link should be made to the fire alarm system within the Medical Centre It is advised that a Fire Call point be installed at each lobby level which activates alarms at all levels and at exit door from stairs Individual flats should have fire extinguisher and fire blanket 4: Carpentry It is recommended that the Stairwell doors be checked for fire specification and intumescent strips attached as necessary. Door handles should be removed on the lobby side and replaced with Door push plates. The door catch should be removed Door closures should be checked and regularly maintained The final exit door from the stairwell should open outwards. The locking procedure on the final exit door should be of "panic bolt" type. All doors to the lobby "cupboards" should be removed to allow early identification of hazards All flats opening into the lobbies should have smoke-retardant letter boxes and self-closers. Intumescent strips should be attached. Self closers to be fitted to all flat doors which open onto walkways Internal flat doors should be retained 5: Education Flat residents should be regularly reminded about actions in the event of fire breaking out in their own flat, common area or another flat. Information should be posted in each lobby level giving instruction what to do in the event of fire and indicating the exit routes.
General All stairwells, Riser cupboards and lift should be kept clear of any combustible materials.
Drafted by Nigel Higson John Foley On behalf of Goodwood Court (Hove) Management Ltd July 2007
Action Plan
Date last updated: 28/7/2007 |
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