Removal of external fire escape

[Guest Dan.]

I recently visited a block of flats built in the early part of the 20th century. A nice character building but...there is one main door into the building. Inside there is a single central staircase with the doors to each flat (2 per floor) opening directly onto that staircase. There is no additional fire separation between the flats and the staircase. There is automatic fire detection in the communal areas and in each flat.

Two questions :

1/ I was concerned about there being no fire separation between the flats and the only available staircase. To me that meant that any fire emerging from a flat would immediately compromise the escape route. Should I have been concerned ?

2/ When I looked at the back of the building it appeared to me that there had been, at some time in the past, an external fire escape which looked as though it allowed alternative egress from each flat by way of their small balcony and out onto the fire escape. The fire escape had been removed. I suspect because it was probably rusting and dangerous. Shouldn't it have been replaced ?

Any advice greatly received.

[Tom Sutton]

It appears at first to be a major problem but if you study the LGA guide and LaCors guide things are not that bad.

The LGA guidance states, 58.26 Current benchmark design guidance for small, single stairway blocks is as follows,

• in single-stairway buildings with only two flats per floor, the lobby between the stairway and the flats is not essential, providing the flats have protected entrance halls – in these circumstances, the vent at the head of the stairway should be an AOV operated by smoke detectors.

The LaCors guide has a similar building, page 47 but is converted flats and your premises would meet that guidance.

You haven’t mention AOV or permanent ventilation in the staircase which would most probably be required. I do not think there is need for the external escape staircase but the balconies would act as waiting place for rescue by the FRS as a last resort.

If you are not familiar with the above guides, study them and I am sure they will provide the answers you are looking for.

[Dan100]

Tom,

I am aware of both guides but have not studied them in depth. With regards to the block in question I do not think there is any AOV system at the head of the staircase but I will need to check that to make sure.

Many thanks.

Dan.

[Tom Sutton]

On reflection I think the staircase should be enclosed but no lobbies but I believe the fire alarm was installed to compensate for that and that is why I would consider the LaCors guide.

[Dan100]

Tom,

I can't see reference to AOV within the 2 guides in relation to a building similar to which I described. Have I missed something obvious ?

[Tom Sutton]

Check out the LGA guide Page 89 which states,

58.26 Current benchmark design guidance for small, single stairway blocks is as follows:

• every flat is separated from the common escape stairway by a protected corridor or lobby

• the distance of travel from flat entrance doors to the stairway should be limited to 4.5 m – if smoke control is provided in the lobby, the travel distance can be increased to 7.5 m

• in single-stairway buildings with only two flats per floor, the lobby between the stairway and the flats is not essential, providing the flats have protected entrance halls in these circumstances, the vent at the head of the stairway should be an AOV operated by smoke detectors.

Is there any openable windows or permanent ventilation, either way I think I would be using the LaCors guide.

[Dan100]

Tom,

just to recap, this block is Gnd with 3 over. 2 flats per floor with single staircase where the flat doors open directly onto that staircase. Gnd floor lobby has no openable windows : 1st & 2nd floors have manually openable windows which have been painted shut (easily remedied I guess) the 3rd (top) floor staircase lobby has no openable windows. Doesn't seem right to me. What do you think ?

[Tom Sutton]

Dan I think I would agree with you the building should meet the full standards as detailed in the LaCors guide and as a minimum there should be openable windows on the upper floors, ideally AOV at the head of the staircase. Although the fire alarm should warn all the tenants to evacuate early in any incident, smoke has to enter the staircase for it to actuate and keeping it tenable is very important.

[Guest steve]

would you know whether the same rules apply to commercial occupancy? we wish to remove large external fire staircase.

[Tom Sutton]

I am afraid it is not as simple as that each premises has its own guidance and you need to use that guidance to conduct your Fire Risk Assessment (FRA). The FRA will decide is the external fire escape is necessary but the chances are that it is still required.