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RISK ANALYSIS & MITIGATION
2100519
PLANNING & BUILDING CO., INC. RECEIVED ON 28 APR 1971 Dept. OF ENVIRONMENT R&D AND ASSOCIATION
PROPOSED ADDITIONAL USE OF PREMISE FOR THERAPY TREATMENT ROOM 14 PATRICK STREET PEEL ISLE OF MAN {{image:486636}}
MARCH 2021
Client: Mr and Mrs J.P. Christian, property owners. Address of Premises: 14 Patrick Street Peel, Isle of Man. Assessor: BW Kirkham, PGDip, MCGI, MIFireE, MICPEM, Dip NEBOSH, MIIRSM, Date of Fire safety survey assessment: 26 FEBRUARY 2021 Date of previous FS Survey: 6 JULY 2018
A fire safety survey of the property has been commissioned by the owners, to support the proposal for an additional change of use of the property to convert an existing bedroom to provide a holistic therapy treatment room on the second floor.
The property is an existing terraced house, of traditional construction as detailed below and is currently registered under the Tourist Act 1975 and approved for use as bed and breakfast accommodation for one letting bedroom on the first floor.
The premise is a traditional three storey terraced dwelling of timber floors, lath and plaster internal walls, exterior stone walls with slate pitched roof.
Housekeeping is to an excellent standard throughout the property, with no obstruction of the means of escape, no undue accumulation of combustible material in any room, and no combustibles within the protected staircase enclosure.
There is already mains wired interlinked domestic smoke detection on every floor within the property together with heat detection in the kitchen, installed to BS5839-6.
This meets the current requirement of B6, of the Building regulations, and Approved Document B – Fire safety. (AD-B)
A fire door to FD30 standard is fitted to the ground floor living room and kitchen. This provides the required level of thirty minutes fire resistance to protect the MoE and separate the hallway and staircase from the area of potential risk.
Portable firefighting equipment to BS5306 is already provided in the form of a fire blanket in the kitchen and a dry powder fire extinguisher in the utility room.
The owners test and maintain the safety equipment provided and record this within a standard Fire Precautions Log Book, which is available for inspection at all material times.
It is now proposed to convert a spare unoccupied bedroom on the second floor to a treatment room for holistic therapy.
This additional proposal will fall outside of the scope of the Fire Precautions Act 1975, but suitable fire safety measures are still required, proportional to the size of premise, occupancy, use and risk.
The travel distance from the proposed treatment room to the front door of the property is 18 metres, which is satisfactory for travel in one direction.
The escape route is totally within the staircase enclosure which is an accepted form of protected route and affords adequate separation from the living accommodation.
The level of smoke detection affords early warning in the event of a fire thereby enhancing the available safe evacuation time, (aset).
With clients always being under the supervision of the therapist providing treatment, the pre-movement time is reduced as an individual is not left to their own cognisance to assimilate the warning from the operation of the fire alarm and act appropriately.
Treatment sessions will be pre-booked and scheduled for 45 minutes to one hour at a time.
Scheduled sessions will be available during the day to early evening. It is anticipated that the stream of clients will not be constant but rather occasional, which is usual for a small boutique offering specialised therapy.
Occupancy: there is no waiting area, clients will arrive immediately prior to their consultation time and be taken direct to the treatment room.
Client's will be under the direct supervision of the therapist and will not be left unsupervised whilst on the premise.
Some essential oils and other products may be in use dependent upon the treatment, these are supplied in proprietary containers and only minimal quantities required for treatment are to be stored in the treatment room.
Heating of the treatment room is by central heating radiator, which may be supplemented by preheating with convector heater if required.
The projected use is low risk and does not increase the risk profile of the property as a whole.
The premise is considered to be suitable for the proposed use, and the residual risk would be low to clients and occupants. The existing fire safety measures within the premises are satisfactory for the additional proposed use. We consider the means of escape will be secured at all material times. We have no reservation in supporting the proposal.
Premise has been rewired to modern standards with adequate circuit protection. There is no undue use of extension sockets, or high consumption equipment in use. Guest bedroom only has a television and lighting. Treatment room has electric lighting and occasional use of convector heater under direct control of the treatment therapist.
The No Smoking Premises Regulations 2007 already apply to this building,
Suitable security measures are in place.
There is a proprietary fixed central heating system for the building fuelled by gas fired boiler. The boiler room is contained within the owner's kitchen on the ground floor. There is adequate fire resisting construction between the boiler location and the rest of the building.
Fireplace in ground floor living room and first floor bedroom for coal fire, suitable fire guard provided. Flue has been relined, air vents provided to room, and carbon monoxide and smoke detectors provided.
Occasional use may be made of convector heater if required. This is thermostatically controlled and under the direct control of the treatment therapist.
Satisfactory measures are in place to prevent fires as a result of cooking. The kitchen is covered by automatic heat detection. Suitable portable firefighting equipment conforming to BSEN3 is provided within the kitchen.
Standards of Housekeeping are maintained to an exceptionally high standard throughout the premise. DANGEROUS SUBSTANCES: None in use or stored on the premise OTHER SIGNIFICANT FIRE HAZARDS THAT WARRANT CONSIDERATION INCLUDING PROCESS HAZARDS THAT IMPACT ON GENERAL FIRE PRECAUTIONS
None
It is considered that the premises are provided with satisfactory means of escape, (MoE) in the case of fire, due to:
It is considered that the existing walls together with the provision of a fire door to the living area on the ground floor will provide adequate protection to maintain the escape route.
Interior surface linings within protected route is to Class 0 standard of BS476 in relation to the rate of surface flame spread.
The premise does not have an emergency lighting system installed to BS5266, a hand torch is available in the guest bedroom.
Provision of a fire routine instructional notice is contained in the guest welcome information pack in the bedroom.
Clients receiving holistic therapy are not left unsupervised and are therefore under the control of the treatment therapist, therefore a fire routine notice is not required in the treatment room.
The provision and extension of the interlinked smoke and heat detection exceeds the requirements of AD-B for a domestic premise and is considered to provide satisfactory additional protection and early warning.
Adequate provision of portable fire extinguishers has been made within the kitchen and utility rooms of the building.
A single stage simultaneous evacuation strategy will apply to the premise.
RECORDS: A fire precautions log book is being maintained to record the routine testing and maintenance.
| SLIGHT HARM | Outbreak of fire unlikely to result in serious injury or death of any occupant, (other than an occupant sleeping in a room in which a fire occurs) |
| Moderate Harm | Outbreak of fire could foreseeably result in injury (including serious injury) of one or more occupants but is unlikely to result in multiple fatalities |
| EXTREME HARM | Significant potential for serious injury or death of one or more occupants |
The following simple risk level indicator is based on a commonly used health and safety risk indicator.
Taking into account the fire prevention measures observed at the time of conducting this risk assessment, it is considered that the hazard from fire (likelihood of fire) is:
In this context the definition of the terms above are as follows:
| Likelihood of Fire | Potential Consequences of Fire | ||
|---|---|---|---|
| Slight Harm | Moderate Harm | Extreme Harm | |
| LOW | Trivial Risk | Tolerable Risk | Moderate Risk |
| MEDIUM | Tolerable Risk | Moderate Risk | Substantial Risk |
| HIGH | Moderate Risk | Substantial Risk | Intolerable Risk |
Taking into account the nature of the premises and the occupants, as well as the fire protection measures and procedural arrangements observed at the time of conducting this fire risk assessment, it is considered that the consequences for life safety in the event of fire would be:
In this context a definition of the above term is as follows:
| LOW | unusually low likelihood of fire as a result of negligible potential ignition sources |
| MEDIUM | Normal fire hazards, (e.g. potential ignition sources) for this type of occupancy, with fire hazards generally subject to appropriate controls |
| HIGH | Lack of adequate controls to one or more significant fire hazards which result in the significant increase in the likelihood of fire |
Accordingly it is considered that the risk to life from fire at these premises is:
Trivial | Tolerable | Moderate | Substantial | Intolerable
Report completed by: Redacted
BW Kirkham PGDip, MCGI, MIFireE, MICPEM, Dip NEBOSH, MIIRSM Principal Fire Safety Engineering Consultant, Capstone Limited, 2 King Orry Place Glen Vine Isle of Man IM4 4EP
Tel: 01624 851447 M: 07624 483175 E: [email protected]
Capstone Risk Management
Corporate Member of the Institute of Civil Protection and Emergency Management Capstone Limited Registered in the Isle of Man no 120235C
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