Fire safety strategy

Reference documents

Please note that this list is not exhaustive. Check that the documents quoted are the most up to date versions.

• Building regulations 2010 approved document B.
• Building Bulletin 100 (schools only) Design for Fire Safety in Schools.
• BS 9999:2008 Code of practice for fire safety in the design, management and use of buildings
• BS7974 Application of fire safety engineering principles to the design of buildings - Code of practice
• The Regulatory Reform (Fire Safety) Order 2005.
• Standard Specifications Layouts and Dimensions 8 Sprinklers in Schools published by the Department for Children, Schools and Families.
• Building regulations 2000 approved document M.
• BS8300:2009+A1:2010 Design of buildings and their approaches to meet the needs of disabled people.

For guidance on compliance with approved document "M" of the Building Regulations 2000 see Equality and inclusive design.

Fire safety standards

Non-school building projects (new build, refurbishment, adaptations or alteration work)

All projects irrespective of whether submission for building regulations approval is required, must wherever possible comply with the guidance included in approved document "B" (ADB) of the Building Regulations 2000 (as amended). Non-compliance with these standards must be recorded in the Fire safety strategy statement.

School building projects (new build, refurbishment, adaptations or alteration work)

All projects irrespective of whether submission for building regulations approval is required, must wherever possible comply with the guidance included in Building Bulletin 100 (BB 100) - Design for fire safety in schools. Non-compliance with these standards must be recorded in the Fire safety strategy statement.

The Regulatory Reform (Fire Safety) Order 2005

The Regulatory Reform (Fire Safety) Order 2005 applies to all buildings under the council's control with the exception of domestic properties.

Link to a remote alarm receiving centre

It is a requirement for school projects, when installing fire alarm and detection systems that a link to a remote alarm receiving centre must be provided (if not already available). However for small extensions or refurbishments or where existing systems are not capable of being linked with the new installation it may not always be practical or cost effective to achieve.

A link should also be considered for non-school projects taking into account the following:

• the likelihood of false alarms occurring
• the effect of fire upon the service based on the use of or contents within the building
• the location of the building

For all projects, recommendations must be presented to Oxfordshire County Council Corporate Landlord (OCCCL) within the feasibility report. If agreed that the link is not to be provided the reasons why should be included in the Fire safety strategy statement.

Fire suppression systems

Use of fire suppression systems

Automatic fire suppression systems must always be considered during the development of the initial fire safety strategy process for new build and major refurbishments. This is most important where the location, history of fires in the area or the activities and processes highlight a special risk that could be more adequately protected by the use of a fire suppression system. Under the Building Regulations guidance included in ADB and BB 100 fire suppression systems can be used to allow certain design freedoms increasing the flexibility in design.

In conjunction with traditional fire safety provisions fire suppression systems represent an increased level in fire safety and property protection as they can detect a fire, in most cases extinguish the fire and will raise the alarm.

Where fire suppression systems are included as part of a project it is essential that the design of the building takes into account the inclusion of the fire suppression system with regard to accommodating and frost protecting the associated pipework.

Risk assessment and cost benefit analysis

Non-school building projects (new build, refurbishment, adaptations or alteration work)

A risk assessment must be carried out using form Fire suppression and alarm systems risk assessment for non-school buildings.

School building projects (new build, refurbishment, adaptations or alteration work)

A risk assessment must be carried out by the service provider (SP) in accordance with the toolkits included in BB 100 and submitted to Oxfordshire Fire and Rescue Service (OFRS) with a Fire suppression in schools - Joint analysis of potential use form to determine the benefit or need to include a fire suppression system as part of the project. OFRS will check submission and return the form D1/14 to the SP with their comments and recommendation. (As directed by Oxfordshire County Council Cabinet 19 September 2007).

Warning:

The use of the BB 100 toolkit for schools and Fire suppression and alarm systems risk assessment for non-school buildings - D1/10 for non-school buildings to determine the benefits or need to include a fire suppression system as part of the project does not remove the SP responsibility to carry out design risk assessments in accordance with the requirements of the Construction (Design and Management) Regulations 2015 and the Management of Health and Safety at Work Regulations 1999 to establish the fire safety strategy.

Liaison with OFRS and Zurich

Where fire suppression systems are to be included as part of a project, liaison must take place with OFRS and Zurich at the following stages of the project:

• During the development of the design
• When finalising the fire safety strategy statement

Zurich has produced a guide to the design and protection of school and academy buildings (.pdf format).
When working on school and academy projects the guidance must be considered and discussed where appropriate with the county council project leader. SP's are encouraged to take advantage of the opportunity to consult with the Zurich representatives listed within the guidance.

Special attention is drawn to section 5.2.3 regarding appropriate areas, height and treatment of timber cladding. Where there is significant conflict with the guidance the written response of Zurich must be obtained and discussed with OCCCL prior to design solutions being submitted to planning.

Consultation must take place when fire suppression systems are included as part of a project to ensure that any possible savings in insurance premiums are achieved.

For guidance see form Fire safety strategy flowchart.

Where it is determined by risk assessment and joint analysis of potential use of fire suppression systems that a fire suppression system should be included as part of a scheme the OFRS will be available to offer the following support/ advice on:

• Improved life/ property safety measures.
• Active water suppression systems.
• Technical fire safety requirements.
• Engineered solution advice, BS EN standards etc.
• Design freedoms and potential cost savings

OFRS Building Control Liaison Officers

Please email: fire.service@oxfordshire.gov.uk.
Your enquiry will be passed to the appropriate Business Manager who will contact you as soon as possible.

Fire suppression systems in schools

Cabinet decided on 18 September 2007 in line with the Department for Children, Schools and Families (DCSF) advice that all new schools, or those which undergo major refurbishment, will undergo a risk assessment during the design stage to determine whether a fire suppression system should be included as part of the project. For projects, other than those categorized as low risk it will be a requirement that an active fire suppression system is included as part of the scheme.

The following amendment was made to this decision in April 2008 following agreement by the Director of Community Safety, CYP&F and Property Services:

(a) All new County Council school projects and major refurbishments over 1500 m2, other than those categorised as low risk, must be fitted with an active fire suppression system:

(b) All other school projects and refurbishments under 1500 m2 but with a value above £200,000, other than those categorised as low risk, shall be assessed and a recommendation as to the provision of a fire suppression and the source of funding, be included in the project approval;

(c) School projects with a value of less than £200,000 should only include a fire suppression system in exceptional circumstances or where it is an extension to an existing building already fitted with some provisions.

Where the use of fire suppression systems is being considered for school projects a copy of form Fire suppression in schools - Joint analysis of potential use must be issued by consultants at feasibility stage with the draft fire risk analysis assessment, site layout plan, block plans and scheme description to OFRS for completion of the fire risk analysis assessment and return to consultant.

Fire suppression systems - Protocol for school projects over £200,000 in value

Standard of fire suppression systems in schools (including insurance requirements)

Where fire suppression systems are to be included as part of a project liaison must take place with the Oxfordshire Fire and Rescue Service (OFRS) and Zurich at the following stages of the project:

• During the development of the design.
• When finalising the Fire Safety Strategy Statement.

For guidance see Fire safety strategy flowchart.

Sprinkler specification

• The sprinkler installation shall be designed, installed and commissioned by an LPS1048 certified contractor.
• The installation shall be designed to BSEN12845: 2004 - LPC Rules for Automatic Sprinkler Installations; incorporating Technical BulletinsTB221: 2004: 1 - Sprinkler Protection of Schools and TB220: 2004: 1-
• The water supplies can either be from the Town's main or from a pumped supply from a water storage tank.
  NB: If a Town's main supply is to be used, guarantees are required from the relevant water authority to confirm the pressures and flows required for the sprinkler installation are achievable. It is recommended that 50% of the pressures and flows required are added on top of the original requirement to ensure a safety margin. If there are any concerns over water pressure Zurich recommend that a water storage tank and automatic pump are installed instead of a Town's main supply, to negate any requirements for fitting these items in the future if the Town's main water supply should fall below what is required.
• The design, location and appearance of any water tanks included must be agreed with OCCCL.
• The MINIMUM hazard classification for any sprinkler installation in a school is Ordinary Hazard Group 1 (See Technical Bulletin TB221: 2004: 1 - Paragraph TB221.8.2).
• All sprinkler heads shall be either standard or fast/quick response rated.
• All sprinkler installation alarm signals should be connected to the main fire alarm panel within the school, and in turn connected to the central monitoring station.
• All voids or any part there of over 800mm in depth must be fully sprinkler protected.
• The use of exposed pipework and concealed sprinkler heads must be carefully considered for each project taking into account appearance and possible vandalism. Offices, general teaching areas, libraries etc are normally fitted with either fixed or suspended ceilings. In such locations concealed pipework and sprinkler heads are more appropriate. For storerooms, workshops etc exposed pipework and sprinkler heads can be specified.
• A fire brigade breeching inlet must be fitted to each sprinkler installation supplied by a pump and tank.
• Other than for residential accommodation the sprinkler installation should be designed for property protection.

Power supplies for sprinkler pumps

• The automatic sprinkler pump can be of either electric or diesel type.

Fire safety strategy statement

A fire safety strategy statement is to be prepared for all projects and must include all aspects of the design with particular reference to any issues that do not comply with the guidance included in ADB and for schools BB 100. The reasons for non-compliance must be clearly identified together with the proposed alternative engineered solutions (see BS 7974 - Application of Fire Safety Engineering Principles to the Design of Buildings or BS 9999: 2008 Code of practice for fire safety in the design, management and use of buildings) selected for adoption to compensate for the non-compliance with the above guidance. See form Fire safety strategy statement.

The Fire Safety Strategy Statement must be developed from feasibility of a project and in conjunction with OCCCL, the client directorate and head of establishment. Discussions must also take place with Building Control Bodies, OFRS and the Crime Prevention Design Advisor see Crime prevention and security.

When the Fire Safety Strategy Statement has been agreed by all parties mentioned above no further changes will be allowed without further discussions with OCCCL. A copy of the Fire Safety Strategy Statement should be submitted with the building regulation application.

A fire safety strategy statement will be required even if total compliance with the guidance included in ADB and for schools BB 100 can be achieved.

On completion of the project a copy of the finalised Fire Safety Strategy Statement must be included in the building manual and the Fire Safety Folder.

Fire safety strategy liaison

OFRS Building Control Liaison Officers will attend meetings on request with the Building Control Officer, consultant and other parties where required to discuss and advise on all matters related to the Fire Safety Order.

This is intended to ensure that all technical fire safety measures required are clear and that in other instances possible design benefits or cost mitigation measures through the inclusion of fire suppression systems are fully understood and included within feasibility reports.

All consultants are to record details of any meetings held and include a copy of agreed minutes of meeting, letters, emails etc. with the feasibility report and where appropriate within the building regulations application.

Significant alterations to agreed designs must not take place without further consultation with all parties involved.

Fire safety folder

A fire safety folder is to be handed to the Head of Establishment at handover incorporating the information listed in appendix G of Building Regulations Approved Document B.