PHAU04640801 PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH SE17 3EA - Southwark Council
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Asset Identifier PHAU04640801
Address PENROSE HOUSE, 85-100,PENROSE
STREET,PENROSE HOUSE
ESTATE,WALWORTH
Post Code SE17 3EA
Code FRA-PB
Version 17
Description FRA-PURPOSE BUILT BLOCKS
Assessment Date 20/07/2021
Assessment Version Current
Assessor Name Paul May
Produced using Rowanwood Apex Health and Safety1 CONTENTS 1.1 Contents ...................................................................................................................................... 1.1.1 Contents - 1.1.2 Introduction - 1.1.3 Summary - 1.1.4 General Building Information - 1.1.5 Maintenance Schedules - 1.1.6 Fire Hazards and their Elimination and Control - 1.1.7 Fire Protection Measures - 1.1.8 Management of Fire Safety - PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 2/21
2 INTRODUCTION
2.1 Introduction
......................................................................................................................................
2.1.1 Introduction -
This Fire Risk Assessment (FRA) has been carried out by a competent Fire Risk Assessor on
behalf of the Responsible Person (Southwark Council) in accordance with Article 9 of the
requirements of the Regulatory Reform (Fire Safety) Order 2005 (FSO). This report is an
assessment of the risk to life from fire and does not address the risk to property or business
continuity from fire.
In compliance with the scope of the FSO this FRA is limited to the common areas of the
premises. The site survey undertaken to produce the assessment is limited to a TYPE 1 (non-
destructive) survey of common areas only, in accordance with the Responsible Person`s
instructions.
However, where it is deemed relevant, a sample dwelling(s) will be inspected to determine its
relationship and dependence on the common areas to understand the nature of fire separation
between dwellings and common areas.
Further investigation may be required by qualified and competent individuals to ascertain the
appropriate fitment and fire protection of encased shafts, ducts, risers or voids where a
sampled non-destructive flat survey cannot confirm this.
In accordance with the limitations of the FSO risk assessment; this report does not include an
assessment of external flame spread unless it is identified as impacting on the fire safety of
common areas. However, the report may make reference to such issue and/or recommend
further investigation and assessment if it has been identified as being relevant to the overall
fire safety of the premises.
Where appropriate, the FRA will make recommendations to ensure compliance with relevant
fire safety legislation. However, it should be understood that this assessment does not replace
the Council's other obligations to carry out fire safety assessments such as those required by
the Health and Housing Safety Rating System (HHSRS) assessment to dwellings under
section 9 of the Housing Act 2004.
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 3/213 SUMMARY
3.1 Summary
......................................................................................................................................
3.1.1 Risk Rating HIGH MODERATE
3.1.2 Next Physical Assessment Due 2022
3.1.3 FRA Type PB
3.1.4 Storeys Ground and Above 8
3.1.5 Storeys Below Ground 0
3.1.6 Units 16
3.1.7 Status COMPLETE
3.1.8 Building Dimensions. Length, width and height. 22m x 10m x 21m
This address range forms part of a larger building approx. 70m x 10m x 21m of three identical
stair cores. Each core is structurally separated with dedicated means of escape.
3.1.9 List any tasks that once completed can reduce the risk rating SUMMARY
of this assessment.
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 4/213 SUMMARY
This is a simple single stair core design with flats located on all landings leading directly off the
stairway. The building was constructed circa. 1952 meaning there was no attempt at design
stage to apply a level of fire safety to the flat layout. This is evident as the kitchens are the
closest rooms to the front entrance doors of the flats. A secondary means of escape has been
provided from the kitchens to a shared part open balcony, there is also a spiral stairway
connecting said balconies vertically between floors seven and four.
These arrangements make no real sense in regard to means of escape so the FRA has been
conducted with the FED as the primary route out of each flat and into the communal escape
route. A task action has been raised to provide or ensure that the kitchens have FD30S self
closing doors in place during the next major works cycle, this would compensate somewhat for
the flat design but resident engagement would need to be undertaken in the form of fire safety
information detailing a safe bed-time routine where the kitchen door is closed at night.
There is also a need to ensure compartmentation between some of the store rooms on the
communal means of escape and where they might have the potential to communicate with the
adjacent flat (where applicable) allowing a kitchen fire to migrate into the stairway through the
storage space.
This is a low risk concern but is an appropriate step for a HRRB where the need to ensure
compartmentation will support the upcoming building safety case for the block.
A lack of DRM facility means firefighting operations may be delayed whilst attempting to reach
a flat fire on the upper floors. It is prudent therefore, to invite the fire service to attend the site
and determine what may need to be adjusted in respect to operational resources for the block
as part of an initial attendance.
3.1.10 Does this assessment require a review? Yes No N/A
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 5/214 GENERAL BUILDING INFORMATION
4.1 General Building Information
......................................................................................................................................
4.1.1 Building information
This is a high rise purpose built block built c. 1952 and subject to building regulations pre CP3
Chapter IV: part 1 1962 (London legislation 1946-1962). The block is typical in construction
comprising concrete floor slabs, brick elevations under a flat roof with a single concrete
stairway serving all floors.
The flats on the 7th to the 4th floors have alternative means of escape arrangements from the
kitchen that leads to a small shared part open balcony, which in turn, gives access to a spiral
stair. This allows residents of the relevant flats to bypass their FEDs to reach the communal
landing below by way of the stair. From the third floor downward, the spiral stair has been
omitted and the residents can reach the communal landing and stairway directly off the
balcony. Further comment will be made on the spiral stair in this report.
4.1.2 Any further building comments?
This assessment is a type 1 survey and audits the common areas only. Southwark Council
exceed this requirement and dwellings are sampled to take into account the validity of the
internal means of escape, the fitting and working order of a fire alarm/detection system, any
provisions for a second means of escape and any other fire safety issues noted.
Although no intrusive or destructive surveys were undertaken during this assessment any
reports pertaining to internal vents and ducts where they report the need to undertake works
involving fire stopping or dampers should be actioned. It is therefore recommended that any
future stock condition surveys or major works projects, take these areas into consideration and
findings recorded and kept on file.
The scope of The Regulatory Reform ( Fire Safety ) Order 2005 is limited to the common parts
of the building, therefore, areas within the dwellings, such as service ducts and ventilation
facilities for kitchens and bathrooms, risers for electrical, water and heating services were not
accessed at the time of this inspection.
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 6/215 MAINTENANCE SCHEDULES
5.1 Maintenance Schedules
......................................................................................................................................
5.1.1 Maintenance Schedules
All equipment relating to fire fighting and fire protection in the building are subject to scheduled
maintenance which is recorded and stored off site. This maintenance will be in line with the
requirements and test methods as given in the relevant British standard. Where no such record
exists or where maintenance has not been undertaken (or carried out appropriately), the
surveyor will make comments in the relevant section. This survey will be updated in the near
future to provide the last test dates for all active fire safety measures installed in this building.
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 7/216 FIRE HAZARDS AND THEIR ELIMINATION AND
CONTROL
6.1 Electrical Sources of Ignition
......................................................................................................................................
6.1.1 Are there reasonable measures taken to prevent fires of Yes No N/A
electrical origin?
6.1.2 Are fixed installations periodically tested and inspected? Yes No N/A
6.1.3 Is the fuseboard/mains intake suitably fire resistant? Yes No N/A
6.1.4 Comments
Southwark Council undertake 5 yearly inspections and testing of the landlord's electrical
installation. Records of any testing or maintenance are held on the Council's internal database.
No portable appliances were observed in communal areas which would be subject to PAT
testing. Portable electrical appliances are used in the common areas by councils own staff and
approved contractors. The council has a system in place for testing its own portable
appliances. Those appliances used by contractors are subject to the contractors own
company's Health and Safety arrangements which are required by the council.
6.2 Gas
......................................................................................................................................
6.2.1 Is there gas supplied in the area of inspection? Yes No N/A
6.2.2 Is gas equipment protected/located so as to prevent Yes No N/A
accidental damage?
6.2.3 Are gas installations and appliances free from any obvious Yes No N/A
defects?
6.2.4 Comments
Gas is supplied to the flats with the gas pipes fixed to the external elevation terminating at wall
mounted gas meter boxes on the part open balconies.
6.3 Smoking
......................................................................................................................................
6.3.1 Is there evidence of smoking in areas where this has been Yes No N/A
prohibited?
6.3.2 Comments
No evidence of smoking in the internal common areas was observed at the time of inspection.
Smoking in the communal areas is not permitted, however it is understood that residents may
smoke within their own dwellings. No Smoking signs have been installed.
6.4 Arson
......................................................................................................................................
6.4.1 Does basic security against arson from outsiders appear to be Yes No N/A
reasonable?
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 8/216 FIRE HAZARDS AND THEIR ELIMINATION AND
CONTROL
6.4.2 Is there an unnecessary fire load within the building or in close Yes No N/A
proximity of the premises which is available to ignition from
outsiders?
6.4.3 Is there any shrubbery that needs pruning or removing to Yes No N/A
prevent fire spread if ignited?
6.4.4 Comments
The building has secured access control with key fob and intercom system with a drop key
override to the front of the building, which prevents unauthorised persons from entering the
building. At the time of the assessment there were no signs or evidence of arson or anti-social
behaviour within the area.
6.5 Portable Heaters and Heating Installations
......................................................................................................................................
6.5.1 Does the area of inspection have any portable heaters or Yes No N/A
heating installations?
6.6 Lightning
......................................................................................................................................
6.6.1 Does the premises have a lightning protection system? Yes No N/A
6.6.2 Comments
The lightning conductor system is inspected and tested annually in accordance with BS EN
62305. All records of such inspecting and testing are held centrally at Southwark Council`s
offices.
6.7 Housekeeping
......................................................................................................................................
6.7.1 Is the standard of housekeeping adequate? Yes No N/A
6.7.2 Are combustible materials separated from any sources of Yes No N/A
ignition?
6.7.3 Comments
All Southwark council properties undergo regular cleaning in communal areas.
6.7.4 What is the housekeeping regime for the premises ZERO TOLERANCE
This is an appropriate housekeeping regime for a building with one escape route. Please note,
this does not include purpose made door mats.
6.8 Dangerous Substances
......................................................................................................................................
6.8.1 Are there any hazardous substances in the area of Yes No N/A
inspection?
6.8.2 Are the general fire precautions adequate to address the Yes No N/A
hazards associated with dangerous substances used and
stored on the premises?
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 9/216 FIRE HAZARDS AND THEIR ELIMINATION AND
CONTROL
6.8.3 Comments
No dangerous substances noted.
6.9 Hazards Introduced by Contractors or Works
......................................................................................................................................
6.9.1 Are there contractors or works taking place in the area of Yes No N/A
inspection?
6.9.2 Is there satisfactory control over works carried out by the on Yes No N/A
site contractors (including hot works permits)?
6.9.3 Comments
No hot works were being carried out at the time of the inspection with no evidence of any hot
works having been carried out was observed.
Contractors carrying out work at Southwark Council premises are pre-selected from an
approved list. They will have undergone a selection and training process prior to being allowed
to carry out work at council premises. All contractors should receive a permit to work. There
should be no reliance on council staff to perform safety checks on hot works carried out by
contractor.
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 10/217 FIRE PROTECTION MEASURES
7.1 Measures to Prevent Fire Spread and Development
......................................................................................................................................
7.1.1 Is compartmentation suitable? Yes No N/A
In general, the level of compartmentation relates to the flats as no other rooms, spaces or
ancillary accommodation is present in the communal areas. However, there are store room s
that are associated with each flat that open onto the common means of escape. The store
rooms, in some cases, are close to the associated flat where there may be an element of
communication should the structure be flawed in any way either through service penetration(s)
or owing to dilapidation of the building fabric. It is important to ensure there is adequate
separation between the storage spaces and flats where relevant.
A task action will be raised to undertake a compartmentation that focuses on the potential for
there to be a pathway for fire from a flat to the communal area via the store room. This is
especially relevant as the kitchens are very close to the location of the store rooms in question.
7.1.2 Is there reasonable limitation of linings that might promote fire Yes No N/A
spread?
7.1.3 Where ducting is provided can it be ascertained if fire Yes No N/A
dampers are provided to prevent the spread of fire through
compartments to protect the means of escape?
7.1.4 Comments
It is not possible to comment on the level of compartmentation within the building beyond what
can be observed in the communal area(s) and where relevant, within service risers and
ancillary spaces, which may have a connection to the flat(s) or have the potential to promote
unseen fire spread beyond the compartment of origin.
The general state of the fabric within the communal area indicates that no radical structural
changes have been made since building construction. However, this may not be the case
within the individual flats where historic and/or contemporary changes may have been made
within the flats over time.
The age of the building is such that is likely that natural dilapidation has occurred with age
related as well as there being structural changes made from contractor actions during the
modernisation of the building. Where relatively modern services such as gas pipes and/or
comms/media cable bundles and powered cabinets can not be fixed to the external elevations,
these services may have been routed internally utilising existing or new riser voids/spaces.
Without a suitable programme of Type 4 FRAs designed to confirm compartmentation between
the dwellings and escape routes (where applicable) it is not prudent to assume the level of
compartmentation is adequate. However, in a simple building such as this, it is likely that any
serious structural failures associated with the flats would have been reported to the landlord by
the residents so that remediation can be
7.2 Means of Escape from Fire
......................................................................................................................................
7.2.1 Are there adequate provisions for exits in the area assessed? Yes No N/A
7.2.2 Are exits immediately openable where necessary? Yes No N/A
7.2.3 Are the means for securing the exit doors appropriate? Yes No N/A
7.2.4 Is there suitable protection for the escape routes? This is to Yes No N/A
include any glazing.
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 11/217 FIRE PROTECTION MEASURES
The alternative means of escape strategy associated with the flats on the 7th to the 4th floors
comprises exit from the kitchen to the shared part open balcony, which in turn gives access to
a spiral stairway. The spiral stairway is not considered to be a viable escape route as it is
difficult to traverse. This would be exacerbated in low light conditions, in inclement weather and
in a stressful situation such as a fire.
It would be almost impossible for persons with mobility issues to use this route safely, the
same may be said for residents with children and/or elderly relatives. In that regard, the
suggestion is for the route that incorporates the spiral stairway to be discounted as an escape
route other than for contractors who are using the plant rooms on the roof level. Contractors
should not working alone in remote areas, which is a condition of their RAMS. To compensate
for the loss of this route, there should be an adjustment of the existing level of passive
protection to the communal landings on these levels.
The likely room for a typical fire scenario is the kitchen, this room at Penrose House is adjacent
to the door that leads to the balcony off the accommodation landing. Even though the balcony
is part open, a serious fire that has breached the kitchen door will likely affect the
accommodation landing as well.
With the loss of the AMOE, the resident(s) of the relevant flats will only have the FED to
escape. This is acceptable but the door to the balcony should be fire resisting and self closing
to allow residents to pass and be protected from a venting kitchen fire. Please see photos for
greater clarity.
7.2.5 Are there any inner room scenarios? Yes No N/A
7.2.6 Are the escape routes free from obstructions or Yes No N/A
electrical/telecom installations likely to give rise to an
obstruction in the event of a fire?
7.2.7 Do any doors have additional security grilles or gates fitted Yes No N/A
over the means of escape that will hamper an individual in the
event of a fire?
7.2.8 Where final exit doors are fitted with electrical overrides to Yes No N/A
open will this door open in the event of an electrical failure?
7.2.9 Do the travel distances in the common areas comply with Yes No N/A
those escape distances specified in current/previous building
regulations?
7.2.10 Comments
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 12/217 FIRE PROTECTION MEASURES
The alternative means of escape from the part open balconies on floors 7 to 4 are not deemed
to be viable escape routes owing to the fact they are wrought iron spiral stairs. The route was
walked at the time of the FRA and it was noted to be very difficult to safely traverse the
stairway, which would only be exacerbated in low light conditions and especially for persons
who suffer from mobility issues. This MOE is required for contractors working on the roof top
level but should not be considered as an escape route for the residents.
The design of the flats is such, that the kitchen is the closest room to the FED, which is not
ideal. Having an escape route from the kitchen offers no value in regard to escaping a flat fire.
If a resident(s) were in the kitchen at the time of a fast developing oil fire for example, this may
be a viable route. However, in all other circumstances it is not considered to be a logical exit if
person(s) were evacuating from the living room or bedrooms, the FED would always be the
more viable option.
It is necessary therefore, to consider the FED as the primary exit from all flats. In order to
compensate for the location of the kitchen door, it is recommended that during future major
work cycles to the blocks, FD30S self closing fire door sets are fitted in order to maintain a
protected internal route within the flats from what is widely accepted to be the main risk room.
In the mean-time, information should be provided to the residents in the relevant blocks
reminding them to incorporate a bed-time routine where the kitchen door (no matter the current
status) is shut at night.
7.3 Emergency Escape Lighting
......................................................................................................................................
7.3.1 Is Emergency Lighting provided and if so is there full Yes No N/A
compliance?
7.3.2 Comments
Emergency lighting has been installed within the building. It must be assumed that it is installed
in line with BS5266: Pt. 1: 2016.
7.4 Fire Safety Signs and Notices
......................................................................................................................................
7.4.1 Is there reasonable provision for all notices? Yes No N/A
7.4.2 Is there suitable signage for automatic, self closing and locked Yes No N/A
fire doors?
7.4.3 Is the fire action notice fitted in the correct area and displaying Yes No N/A
the correct information?
7.4.4 Are the 'No Smoking' signs fitted and are there sufficient Yes No N/A
notices?
7.4.5 Have 'areas of special risks' such as boiler rooms, oil Yes No N/A
transformer rooms, switchgear rooms and telecommunication
rooms been appropriately signed?
7.4.6 Comments
Directional escape signage is fitted throughout and is considered acceptable. A fire action
notice and 'No Smoking' sign have been provided throughout the building.
7.5 Means of Giving Warning in Case of Fire
......................................................................................................................................
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 13/217 FIRE PROTECTION MEASURES
7.5.1 Does the common area of the building have an automatic Yes No N/A
detection and warning fire alarm system?
7.5.2 Is the extent of the detection fitted appropriate for the Yes No N/A
occupancy and fire risk?
7.5.3 Is there the remote transmission of alarm signals to an Alarm Yes No N/A
Receiving Centre in place?
7.5.4 Comments
In Line with normal practice for purpose built and converted residential blocks designed to
facilitate a ‘defend in place’ evacuation strategy there is no need for communal automatic fire
detection and alarm system to be fitted in the building.
7.6 Smoke Ventilation Requirements
......................................................................................................................................
7.6.1 Is it considered that the premises has been provided with Yes No N/A
reasonable means of smoke ventilation in the event of a fire?
7.6.2 Is the building ventilated naturally? Yes No N/A
7.6.3 If permanently ventilated in the common area is there Yes No N/A
sufficient free area?
7.6.4 If permanently ventilated in the stair is there sufficient free Yes No N/A
area?
7.6.5 Are vents/openings obstructed in any location where they are Yes No N/A
required?
7.6.6 Is the building ventilated naturally by AOV's, shutters or Yes No N/A
doors?
7.6.7 Are detectors that operate AOV's, shutters and vents silent Yes No N/A
operating?
7.6.8 Is the building ventilated by a mechanical smoke extraction Yes No N/A
system?
7.6.9 Comments
Ventilation in the stairway is provided by high level permanent vents that form part of the
window feature for the stairs. This is augmented by permanent vents in the balcony doors that
lead off the accommodation landings. The arrangements provide a level of cross ventilation,
which is dependant on ambient conditions. As an existing building, this level of ventilation is
considered to be acceptable.
Should the doors to the balconies on the seventh to the fourth floors be replaced with self
closing fire doors to create a protected route for the residents of the nearest FED, additional
ventilation in the form of an AOV should be considered for the stairway. This would also
support fire fighting operations in the stairway.
7.7 Fire Brigade Access and Facilities
......................................................................................................................................
7.7.1 Is there suitable access for fire appliances with adequate Yes No N/A
provision for a turning circle, hammerhead or other point a
vehicle can turn if required?
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 14/217 FIRE PROTECTION MEASURES
7.7.2 Are there any obstructions in the form of a gate, bollards or Yes No N/A
removable posts that may hinder appliance access?
7.7.3 Is the building fitted with either a wet or dry rising main? Yes No N/A
7.7.4 Is the hose distance to the riser or dwelling acceptable? Yes No N/A
The lack of a dry rising main facility will have an impact on fire fighting operations especially in
regard to a high rise building. The installation of a dry rising main would be costly and
structurally impactful. Current guidance on this matter suggests the fire service is informed and
invited to the building to determine what measures can be taken in lieu of a DRM. The pre-
determined attendance may need to be adjusted to include a high reach appliance.
7.7.5 Does the front entry door have a firefighter's override? Yes No N/A
7.7.6 Is the current access provision suitable and sufficient for Yes No N/A
firefighters? Is there an inappropriate level of security before
entry is made into an affected dwelling by Firefighters?
7.7.7 Where locked do all firefighting facilities have FB locks? Yes No N/A
N/A
7.7.8 Are firefighting lifts installed? Yes No N/A
7.7.9 Do the lifts in the area inspected have firefighting overrides? Yes No N/A
7.7.10 Where fitted are all wet/dry riser outlets and inlets accessible? Yes No N/A
7.7.11 Is there suitable signage for firefighting facilities that would Yes No N/A
allow for effective use during firefighting operations?
7.7.12 Where panels are fitted for smoke ventilation and fire alarm Yes No N/A
systems-have zonal charts been sited in a prominent position
which have easy to follow instructions and are accurate?
7.7.13 Does the building signage give correct directions to dwellings Yes No N/A
in an emergency?
7.7.14 Where fitted does the Premises Information Box contain the Yes No N/A
correct and relevant information?
Currently, there is no premises information box (PIB) for the building. A PIB is designed to
contain relevant plans and information on active firefighting facilities as well as information on
vulnerable individuals who may not be able to self rescue in the event of a fire. It is
recommended that a PIB with this information is provided to assist fire fighter operations. This
has been determined by the surveyor as a 'Medium' risk in lieu of any official LBS guidance on
the installation of suitable PIBS.
7.7.15 Comments
Fire fighter access to the building is largely acceptable with no inappropriate level of security to
traverse before reaching the main entrance. There is a requirement to ensure the fire service
can implement high rise procedure in lieu of a DRM facility. A task action has been raised
recommending the LFB visit the block in order for them to appraise the situation from an
operational point of view.
7.8 Fire Doors
......................................................................................................................................
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 15/217 FIRE PROTECTION MEASURES
7.8.1 Are all dwelling front entry doors and hardware (where Yes No N/A
required) compliant with certification carried out to BS476-
22/BSEN 1634-1 or of a suitable notional value? (Consider
seals and strips)
The FEDs are notional fire doors and with no obvious mechanical defects/concerns. The
sampled doors showed a FD30S on three hinges and with a top mounted positive action self
closer. However, this is a HRRB and the FEDs must be of a specific standard with relevant
data sheets and installation certification. The replacement of all FEDs should be subject to a
future major works cycle.
The task action for this will be 'HIGH' However, it must be noted that this risk rating reflects the
current changes to the fire Safety Act 2021 and the need to provide a robust building safety
case with relevant information pertaining to the passive and active systems that support the fire
strategy of the building.
Owing to the discounting of the alternative means of from all floors via the balconies, it is
recommended that the kitchen doors are upgraded or confirmed as being FD30S and advice
given to ensure the doors are closed at night. It is necessary to provide a protected route
inside the flat especially as the kitchen is the closest room to the FED. A task action will be
raised to ensure this is undertaken during the next MW cycle. This does not pertain to the
overall building risk, rather to individual risk within the flats.
7.8.2 Are all cross corridor, stair and lobby doors certified to a test Yes No N/A
regime under BS476-22 or BS EN 1634-1 or of a suitable
notional value?
7.8.3 Are all electrical intake/boiler/utility service room doors Yes No N/A
suitably fire resistant as tested under the BS476-22 or BS EN
1634-1 regime or of a suitable notional value?
7.8.4 Are all ancillary doors (in escape routes) suitably fire resistant Yes No N/A
as tested against BS476-22/BS EN 1634-1 or of suitable
notional value?
7.8.5 Are all doors leading to rubbish areas or bin chutes where Yes No N/A
they are in the escape routes suitably tested to BS476-22/BS
EN 1634-1 regime or of a suitable notional value?
The refuse hopper associated with the refuse room on the ground floor, which is accessed
externally, opens directly into the stairway enclosure. This is an original design concept and is
not ideal as a fire in the refuse room may migrate into the common parts of the building.
Ideally, the refuse hopper(s) would be sited in open air or be enclosed within a suitably fire
resisting enclosure. However, in this case the design is such that no separation is present. All
other refuse hoppers are located on the part open balconies.
It would be costly, potentially disproportionately so, to introduce 60 minute fire resisting
enclosures to the hopper(s), in lieu of this measure, it is reasonable to suggest a fire damper is
installed across the opening of the hopper, operated by a fuse link. This will compartment the
refuse room from the communal parts in the event of a fire.
7.8.6 Do all fire doors have self closing devices compliant with BS Yes No N/A
EN 1154? Where not applicable are fire doors kept locked
shut?
7.8.7 Are any fire doors surveyed at this site constructed of Yes No N/A
anything else other than wood?
7.8.8 Do doors on the means of escape open in the direction of Yes No N/A
escape where necessary?
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 16/217 FIRE PROTECTION MEASURES
7.8.9 Are doors on the means of escape fitted with appropriate Yes No N/A
panic bolts or latches where required?
7.8.10 Where applicable are doors appropriate for use by disabled Yes No N/A
individuals?
No such persons have been identified prior to or during the FRA. It is not possible to comment
on individuals who may not be able to traverse the circulation route(s) unaided unless those
persons are subject to a PCFRA and subsequent PEEPS can be formulated.
7.8.11 Where applicable does the door have a vision panel fitted? Yes No N/A
7.8.12 Comments
The fire door provision on the premises pertains predominantly to the FEDs (front entrance
doors to the flats). In that regard, the FEDs are considered to be notional FD30, self closing
and in good condition. The door leaves have letter plates at low level within the leaf, which has
an internal spring loaded flap, a draft seal/smoke brush and possibly intumescent lined, which
cannot be determined at this stage.
The store room doors may or may not be suitable, this can only be decided on once a
compartement survey has been undertaken within the store room spaces that are immediately
adjacent to the flats and where relevant. If structurally sound, there is no reason why the store
cupboard doors should be replaced other owing to general disrepair.
7.9 External Wall Finish
......................................................................................................................................
7.9.1 Is this building over 18 metres in height? Yes No N/A
7.9.2 Does this building have an external cladding system which Yes No N/A
overlays the original structure?
7.9.3 Does the building's exterior wall contain infill panels? Yes No N/A
7.9.4 Comments
All buildings at the time of construction and/or alteration the external walls would have
complied with the building regulations at the time. Southwark Council has an assessment
process in place that will ensure the external fabric of a block is compliant to the current
building regulations. This assessment not only includes the external finish of the wall but the
materials used for insulation and fire breaks and how these materials are fixed to the building.
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 17/218 MANAGEMENT OF FIRE SAFETY
8.1 Procedures and Arrangements
......................................................................................................................................
8.1.1 Are procedures in the event of fire appropriate and properly Yes No N/A
documented?
The alternative means of escape through the kitchen doors and via the part open balconies
(and spiral stair on floors seven to four) should be discounted as viable escape routes as they
serve no real purpose especially in respect to persons traversing a spiral stair in a fire
situation.
The FEDs are accepted to be viable exits from the flats and therefore, some information to the
residents pertaining to this should be formulated and communicated. This should take the form
of general fire safety advice highlighting the need to ensure the kitchen door is closed at night
whilst the residents are sleeping. Ideally, all doors should be closed to provide a protected
route from the bedroom(s) to the FED, however, it is understood this may not be practical. The
kitchen is the widely accepted risk room within most dwellings and the most likely to be fitted
with a fire door-set
8.1.2 Have staff and relevant individuals been given appropriate fire Yes No N/A
safety training?
8.1.3 Are checks carried out by staff on fire safety systems where Yes No N/A
appropriate and logged?
8.1.4 Are external stairs and in particular those devised as a means Yes No N/A
of escape regularly inspected, maintained and appropriate for
use in all weathers?
8.1.5 Comments
The fire evacuation strategy for this building being a purpose built block of flats is; if in a
protected dwelling stay put unless affected by fire or smoke. If in the dwelling on fire or in the
common parts, leave the building immediately, if safe to do so, and remain a safe distance
from the building.
It is understood that tenants are provided with a planned evacuation policy in the tenant’s
information pack which are given to them on tenancy sign up. Additionally fire action notices
displayed throughout the building forms a crucial part of the evacuation policy.
It is expected that the person discovering the fire will summon the fire service by telephone.
Details of how to summon the fire service are contained within the tenants pack and on fire
action notices. It is not considered practicable to provide a controlled emergency evacuation
assembly point for purpose built blocks of flats. It should be communicated to residents that in
the event of fire, all evacuees should wait in a safe place at a distance from the building so as
not to be affected by smoke, flame, possible explosion and fire fighting. Residents should also
understand that they should remain local to be available for liaison with the fire fighting crew.
Council Staff that frequently visit the building are given regular fire safety training. This training
clearly informs them what to do in the event of fire. Employees from other organisations are
expected to have regular training on carrying out an evacuation in the event of an emergency.
The training records are submitted to the council before these persons are allowed to visit
council property.
Southwark carry out a strict regime of inspection, testing, repair and maintenance of all building
services and systems in accordance with the relevant statutory regulations. Records relevant
to testing & maintenance are available for inspection at the council’s offices but not on site as it
is not practicable to store them.
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 18/21Action Plan
Issue No: 7.1.1.1
.............................................................................................................................................
Priority HIGH
Location
Floor
Question Is compartmentation suitable?
Issue Potential for communication between store cupboards and flats on all relevant landings where
the store rooms are directly adjacent to the flats.
Action A compartment survey should be undertaken within these store rooms to ensure no service
penetrations or structural flaws exist between these spaces and the flats.
Status Outstanding
Target Date 21/08/2021
Images
9003.jpg 3004.jpg
Issue No: 7.2.4.1
.............................................................................................................................................
Priority LOW
Location
Floor
Question Is there suitable protection for the escape routes? This is to include any glazing.
Issue Unprotected passing risk for the odd number flats on floors 7 to 4.
Action The existing uPVC ventilated door to the part open balcony on floors 7 to 4 should be replaced
with FD30s SC door sets as part of an adjustment of the evacuation strategy for these floors.
Status Outstanding
Target Date 22/07/2022
Images
5003.jpg 4005.jpg
Issue No: 7.7.4.1
.............................................................................................................................................
Priority MEDIUM
Location
Floor
Question Is the hose distance to the riser or dwelling acceptable?
Issue Lack of DRM with potential adverse affect of fire fighting in the block.
Action The local LFB station manager should be informed so they can arrange a visit to the site to
determine what, if any, operational adjustments may be required.
Status Outstanding
Target Date 20/10/2021
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 19/21Issue No: 7.7.14.1
.............................................................................................................................................
Priority MEDIUM
Location
Floor
Question Where fitted does the Premises Information Box contain the correct and relevant information?
Issue No Premises Information Box in situ.
Action Provide a PIB at the main entrance with relevant and appropriate information for this building
for firefighter use
Status Outstanding
Target Date 20/10/2021
Issue No: 7.8.1.1
.............................................................................................................................................
Priority HIGH
Location
Floor
Question Are all dwelling front entry doors and hardware (where required) compliant with certification
carried out to BS476-22/BSEN 1634-1 or of a suitable notional value? (Consider seals and
strips)
Issue Notional FD30S FEDs with no installation certification or data sheets to confirm integrity (i.e.
REI30)
Action All FEDs should be replaced with FD30S SC door-sets and with installation certification
provided by a third party installer.
Status Outstanding
Target Date 21/08/2021
Issue No: 7.8.1.2
.............................................................................................................................................
Priority LOW
Location
Floor
Question Are all dwelling front entry doors and hardware (where required) compliant with certification
carried out to BS476-22/BSEN 1634-1 or of a suitable notional value? (Consider seals and
strips)
Issue Potential for unprotected route inside the flats in lieu of a suitable AMOE.
Action Provide or confirm the kitchens closest to the FEDs have FD30S doors sets in place.
Status Outstanding
Target Date 22/07/2022
Issue No: 7.8.5.1
.............................................................................................................................................
Priority MEDIUM
Location
Floor
Question Are all doors leading to rubbish areas or bin chutes where they are in the escape routes
suitably tested to BS476-22/BS EN 1634-1 regime or of a suitable notional value?
Issue Inadequate separation between the refuse room and refuse hopper on the ground floor.
Action Provide a fuse link operated damper to be installed across the opening to the ground floor
hopper.
Status Outstanding
Target Date 20/10/2021
PENROSE HOUSE, 85-100,PENROSE STREET,PENROSE HOUSE ESTATE,WALWORTH Page 20/21Images
10001.jpg
Issue No: 8.1.1.1
.............................................................................................................................................
Priority LOW
Location
Floor
Question Are procedures in the event of fire appropriate and properly documented?
Issue Resident engagement need to promote good practice within the home as part of a bed-time
routine.
Action The surveyor is happy to discuss further and suggest suitable fire safety related information on
a bed-time routine to be agreed and sent to the residents
Status Outstanding
Target Date 22/07/2022
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