Guide to Conversion of Traditional Buildings

2.12 Fire and rescue service access

Standard 2.12

Every building must be accessible to fire and rescue service.

2.12.1 Type of standard

Mandatory Standard

In the case of conversions, as specified in regulation 4, the building as converted shall meet the requirements of the standard in so far as is reasonably practicable, and in no case be worse than before the conversion (regulation 12, schedule 6).

2.12.2 Commentary

Offensive fire-fighting is the most effective method of extinguishing a fire and is normally undertaken inside a building using doors, hallways and internal stairways. Defensive fire-fighting is carried out from outside the building when it is too dangerous or difficult to enter. However, additional arrangements for the fire and rescue service should be made to facilitate fire-fighting.

As this is a standard that requires improvement to as close as is reasonably practicable, some work may not need to be undertaken where it is not seen as reasonable or practicable, but compensatory measures should be offered where access cannot comply.

Access from public roads to the exterior perimeter of a building must be available for both pumping and sometimes high-reach fire appliances, so that fire-fighting resources can be brought close enough for effective use. The extent to which access is required is dependent on the size and use of the building. Consideration should always be given not only to the height and width of vehicles, but also to axle weights and the jacking points of turntable ladders and hydraulic platforms together with the working spaces around them.

As part of a warrant application the fire and rescue service will be consulted regarding:

a) the vehicles and appliances that would be expected to respond.

b) the tactical fire-fighting plans (if any) that are in place; and

c) the water supplies considered necessary to mount an effective fire-fighting attack.

This can reveal both weaknesses and strengths not only in the existing physical features of the building’s fire precautions, but also in the emergency plans that may already be established to deal with fires. The fire and rescue service can be consulted and provide advice about what measures could be necessary to tackle an outbreak of fire in any building.

Regardless of operational tactical plans, any decision to enter a building where there is a suspected fire situation will only be taken following a dynamic risk assessment by the officer in charge of the fire and rescue service. The size, complexity, and unique features of a building, along with factors that affect fire-fighting, will be considered. Typically, access provided by normal escape routes and perimeter ladders suffices without special internal arrangements. However, tall buildings and those with deep basements may need special access facilities.

Further guidance is contained in the Technical Handbooks and BS 9999: 2017 Section 6: Access and facilities for firefighting.

2.12.3 Issues to be considered

Issue - Risks to historic / traditional buildings

1. Access for fire and rescue service Existing roads and driveways may not be suitable for fire service appliance weights and/or dimensions and only allow for limited access to the footprint of historic buildings. Their alteration may affect the historic character of a building and/or its setting.

2. Hard standing Existing hardstanding may be lacking or limited around traditional buildings. This can be a fundamental problem in areas that suffer from poor drainage, as fire-fighting operations can result in copious quantities of water being pumped or transported around a site, which may damage historic features.

3. Restrictions Narrow or low height gateways, arches, trees and vegetation may restrict vehicle access routes. Turning circles may not be available at the end of narrow driveways. These features may be protected by listed building legislation or tree preservation orders.

4. Fire-fighting Safe working areas for fire-fighting may sometimes be inhibited by being too close to buildings, restricted by overhead cables or remote from water supplies.

2.12.4 Recommendations to meet the standard

Several issues should be considered when implementing this standard:

a) Listed buildings and curtilage

In the case of a listed building, the listing applies not only to the main building but sometimes extends to other buildings and structures within its curtilage that may not be individually identified in the listing record. Listing often extends to include boundary walls, gateways and similar structures. The local planning authority would determine if proposed changes to improve fire and rescue service access to structures within the curtilage would therefore require listed building consent.

b) Access routes

Access to traditional buildings was not designed with modern fire and rescue service vehicles in mind and, as a result, existing roads, hard standings, vehicle turning circles and reversing distances may not comply with the standard. However, the original access may have been adapted over the years to suit the changing needs of the building, and the original, historic surfaces may have been destroyed or buried under new surfaces.

In such cases, or where the character of the site will not be adversely affected, fire and rescue service access should be improved to as close to the standard as possible. Where changes are made to access routes, care should be taken to not exacerbate drainage issues or disturb hidden archaeology. The use of concrete or plastic reinforcement can allow for vehicular access across grass areas (see Illustration 33).

c) Compensating measures

Implementing the following measures may help mitigate deficiencies in situations where it is not feasible to modify fire and rescue service access and comply with the standard without causing significant harm to historic character:

• automatic fire suppression may be utilised to compensate for poor fire appliance access, which may reduce the intensity and spread of fire, or may even extinguish the fire, and give more time for the fire service to gain access,
• additional fire compartmentation and/or increased periods of fire resistance may delay fire growth and spread, whilst at the same time providing opportunities for securing better fire-fighting bridgeheads,
• effective management and rehearsed emergency plans, along with prepared 'emergency packs' (see BS 9999: 2017 paragraph 44.7) for fire crews, although this does not compensate for lack of vehicular access.