safe access for maintenance and repair. guidance for...

CIRIA C686 London, 2009

Safe access formaintenance and repair.Guidance for designerssecond edition 2009Updated for CDM2007 and other new legislation

J Iddon

J Carpenter

Classic House, 174–180 Old Street, London EC1V 9BPTEL: +44 (0)20 7549 3300 FAX: +44 (0)20 7253 0523

EMAIL: [email protected] WEBSITE: www.ciria.org

Licensed copy:Lancashire County Council, 13/06/2018, Uncontrolled Copy, © CIRIA

Safe access for maintenance and repair. Guidance for designers second edition 2009

Updated for CDM2007 and other new legislation

Iddon, J and Carpenter, J

CIRIA

C686 © CIRIA 2009 RP649 ISBN: 978-0-86017-686-2

British Library Cataloguing in Publication Data

A catalogue record for this book is available from the British Library.

Published by CIRIA, Classic House, 174–180 Old Street, London, EC1V 9BP

This publication is designed to provide accurate and authoritative information on the subject mattercovered. It is sold and/or distributed with the understanding that neither the authors nor the publisher isthereby engaged in rendering a specific legal or any other professional service. While every effort hasbeen made to ensure the accuracy and completeness of the publication, no warranty or fitness isprovided or implied, and the authors and publisher shall have neither liability nor responsibility to anyperson or entity with respect to any loss or damage arising from its use.

All rights reserved. No part of this publication may be reproduced or transmitted in any form or by anymeans, including photocopying and recording, without the written permission of the copyright holder,application for which should be addressed to the publisher. Such written permission must also beobtained before any part of this publication is stored in a retrieval system of any nature.

If you would like to reproduce any of the figures, text or technical information from this or any otherCIRIA publication for use in other documents or publications, please contact the Publishing Departmentfor more details on copyright terms and charges at: [email protected] Tel: +44 (0)20 7549 3300.

CIRIA C686ii

Keywords

Health and safety, building and construction technology, building and facilitiesmanagement, construction process and management

Reader interest

Health and safety,facilities management,design, site safety, sitemanagement,CDM2007

Classification

AVAILABILITY Unrestricted

CONTENT Subject area review

STATUS Committee guided

USER Clients, designers, architects andengineers, CDM co-ordinators and othersinvolved in the design and maintenanceof structures and buildings


Summary

The purpose of this document is to assist designers by providing good practiceguidance aimed specifically at designing for safe maintenance and repair. TheConstruction (Design and Management) Regulations 2007 require designers to givecareful consideration to risks to workers and others throughout the life of a structure.The benefits of whole-life thinking are also increasingly being realised in terms ofsustainability and investment decision making.

This guidance is targeted primarily at building designers but will be of interest toclients, CDM co-ordinators and facilities managers. It is noted that design input occursat any point in the supply chain and the definition of designer encompasses anyoneinvolved in design decision making, irrespective of their role.

An overview of the commercial and regulatory backdrop, statutory obligations andalternative procurement processes is presented, followed by targeted design guidancefor a variety of building elements and work situations. References are also given forfurther reading.

Rigorous attention to access issues will not only reduce accidents and ill health, but willpromote efficient and cost-effective processes.

CIRIA C686 iii


Acknowledgements

Research contractor

This guide is the main output from CIRIA research project 649. It was prepared byArup in association with John Carpenter.

Authors

Joanne Iddon BEng MSc CEng MICE MIStructE

Joanne Iddon was lead author for this book and is an associate with Arup. Originallyfrom a building design background Joanne now acts as project manager assisting clientorganisations with all aspects of the development, construction and management oftheir building portfolios.

John Carpenter CEng FICE FIStructE MIOSH

John Carpenter, acts as an independent consultant, and is also secretary of theStanding Committee on Structural Safety (SCOSS). Formerly Director of health andsafety at the Symonds Group, he has lectured extensively on the business benefits ofgood health and safety risk management, and of the synergy with the constructingexcellence agenda, and is actively engaged in a wide range of construction relatedresearch and investigative projects.

Following CIRIA’s usual practice, the research project was guided by a steering group,which comprised:

Steering group

Mr S Taylor (chair) Health and Safety Executive

Mr S Blausten Cyril Leonard Chartered Surveyors

Mr G Burnett Total Access (UK) Ltd

Mr A Churton Estuary Housing Association (representing the Confederationof Construction Clients)

Mr P Devlin Wright & Wright Architects

Mr D Goodchild Health and Safety Executive

Mr R Keenan Sheppard Robson

Mr A Keiler Centre for Windows and Cladding Technology

Mr A Perry Group 4 Falck Global Solutions UK Ltd (representing theBritish Institute of Facilities Management)

Mr D Scott Laing Construction Ltd

Mr M Sims HL Plastics Ltd

Mr B Smith Atkins

Mr J Tribich Leo Lewis & Co representing the Royal Institution ofChartered Surveyors

CIRIA C686iv


Mr B Towse Heating and ventilation Contractors Group

Ms C Wright Wright & Wright Architects

CIRIA manager

CIRIA’s research manager for this project was Dr A J Pitchford.

Project funders

This project was funded by:

Health and Safety Executive

HL Plastics Ltd

CIRIA Core Programme Sponsors

Technical organisations

CIRIA and the authors gratefully acknowledge the support of these fundingorganisations, the technical help and advice provided by the members of the steeringgroup and the following individuals:

Colleagues and specialists throughout Arup in particular Phil King (Arup Façades),Mark Thomas (Arup Facilities Management) for reviewing the document and AmySebba (Arup Project Management) for assisting the authors in co-ordinating andcollating all the technical contributions.

Contributions do not imply that individual funders necessarily endorse all viewsexpressed in published outputs.

Second edition

Revisions for the second edition were prepared by Alan Gilbertson and John Carpenter.

CIRIA C686 v


Contents

Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .iii

Acknowledgements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .iv

Examples . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .vii

Figures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .viii

Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .viii

1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11.1 Setting the scene . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1

1.2 Purpose of this guidance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1

1.3 Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2

1.4 Target readership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3

1.5 Key drivers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

1.5.1 The business case . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

1.5.2 Insurance issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6

1.5.3 Statutory obligations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6

1.5.4 Government and industry initiatives . . . . . . . . . . . . . . . . . . .7

1.6 Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8

1.6.1 Client . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9

1.6.2 Designer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10

1.6.3 CDM co-ordinator contributions to safe access provision . .12

1.6.4 The role of others . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

1.7 Statutory and good practice processes leading to safe accessprovision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14

1.7.1 Risk management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14

1.7.2 Design processes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17

1.7.3 Procurement and construction processes . . . . . . . . . . . . . . .21

2 Designing for access for maintenance and repair work . . . . . . . . . . . . . . . . . . . .252.1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25

2.2 General aspects of maintenance and repair work . . . . . . . . . . . . . . .26

2.3 Access for maintenance and repair . . . . . . . . . . . . . . . . . . . . . . . . . . .27

2.3.1 Routes to and from the workface . . . . . . . . . . . . . . . . . . . . .27

2.3.2 Work at height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28

2.3.3 Making decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29

2.3.4 Access systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30

2.3.5 Conditions at the workface . . . . . . . . . . . . . . . . . . . . . . . . . .35

3 Work sector guidance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .383.1 Below ground . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39

3.2 Primary structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41

3.3 Building envelope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43

3.3.1 Façades . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44

3.3.2 Roofs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47

CIRIA C686vi


3.3.3 Atria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51

3.3.4 Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .54

3.4 Building services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56

3.4.1 Mechanical services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56

3.4.2 Electrical services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .60

3.4.3 Public health . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64

3.4.4 Vertical transportation elements . . . . . . . . . . . . . . . . . . . . . .66

3.4.5 Risers and other service voids . . . . . . . . . . . . . . . . . . . . . . . .68

4 Work place hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .704.1 Working near water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70

4.2 Working near live roads and footways . . . . . . . . . . . . . . . . . . . . . . . .71

4.3 Working near railways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .72

4.4 Working in confined spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .72

4.5 Manual handling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .75

4.6 Noise and vibration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .77

4.7 Asbestos . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .78

References . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .79Further guidance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .82

A1 Health and safety legislation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85A1.1 Management of Health and Safety at Work Regulations 1999 . . . . .85

A1.2 Workplace (Health, Safety and Welfare) Regulations 1992 . . . . . . . .86

A1.3 Provision and Use of Work Equipment Regulations 1992(PUWER) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86

A1.4 Construction (Design and Management) Regulations 2007 . . . . . . .87

A1.5 Lifting Operations and Lifting Equipment Regulations 1998(LOLER) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .87

A1.6 Electricity at Work Regulations 1989 (EWR) . . . . . . . . . . . . . . . . . . .87

A1.7 Work at Height Regulations 2005 (WaH) . . . . . . . . . . . . . . . . . . . . . .88

Examples

Example 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

Example 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5

Example 3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5

Example 4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6

Example 5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11

Example 6 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11

Example 7 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11

Example 8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17

Example 9 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17

Example 10 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19

Example 11 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70

Example 12 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70

Example 13 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70

Example 14 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70

Example 15 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71

Example 16 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71

CIRIA C686 vii


Example 17 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71

Example 18 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73

Figures

Figure 2.1 Accidents during maintenance work . . . . . . . . . . . . . . . . . . . . . . . . . . . .25

Figure 2.2 Typical details of ladders, stairs and ramps . . . . . . . . . . . . . . . . . . . . . .31

Figure 2.3 Typical space requirements for people . . . . . . . . . . . . . . . . . . . . . . . . . .36

Figure 3.1 Appropriate methods of cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .45

Tables

Table 2.1 Work at height – indicative risk assessment guidance . . . . . . . . . . . . . .29

CIRIA C686viii


CIRIA C686 1

1 Introduction

1.1 Setting the scene

The construction industry contributes some nine per cent of the UK’s GDP, amountingto around £65 billion investment per annum (National Audit Office and Bourn, 2001).This is a significant contribution but what is not always appreciated is that the cost ofmaintaining and repairing the resulting asset base is about £26 billion. So it is vital forclients to be provided with assets that may be safely (and economically) maintained andrepaired, and effort should be expended in the early stages of a project to ensure thatdesign deliberations extend to a consideration of the whole-life requirements of thefacility.

The obligation to consider these matters is already enshrined in law, but it is often notwell done, and there is a lack of practical guidance. For many clients and designers, theconcept of considering and planning for work that will be done on a facility, often longafter its construction, represents nothing less than a cultural shift in work attitudes andthinking.

The need for safe access for maintenance and repair stems, in the main, from theinterrelated consideration of the statutory responsibilities of those involved, the evergrowing need for containment of cost, the management of risk in a comprehensive way,and corporate social responsibility, which encompasses sustainability. As is explained inSection 1.5, there are growing pressures from these sources, which create strongincentives for improvement.

Those with the responsibility for managing the maintenance and repair of facilities arelikely to find that the organisations who carry out this work, will in future increasinglydemand adequate provision of safe access, or will price extra for suitable mitigating andcontrolling measures to compensate for shortfalls in provision. They have their ownstatutory obligations, so it is in everyone’s interest to get it right first time.

In this book the term safety is intended to be an inclusive term, covering both healthand safety. The former in particular is often neglected, but represents a major area ofconcern, and one that may be significantly avoided or mitigated at the design stage.

1.2 Purpose of this guidance

This guidance has been written to provide practical advice to all those with an ability toinfluence the design of safe access for maintenance and repair.

Influencers

clients designers

specifiers purchasers

facility managers owners

manufacturers contractors

Maintenance includes

inspections surveys

assessments renewals

repairs


This book also has several specific purposes:

1 To help designers discharge their responsibilities through providing compliant butcost-effective and appropriate access measures.

2 To broaden awareness generally of the importance of appropriate access formaintenance and repair, as part of a whole-life risk management strategy.

3 To assist clients in understanding the issues, and options available for safe access.

4 To provide a benchmark for future improvements to safe access provision.

5 To encourage feedback from those with experience of maintenance and repairwork, such that this guidance may be updated for the benefit of industry as awhole.

1.3 Coverage

The guidance is centred around new building structures, but is also intended to be ofuse for refurbishment projects. It is geared towards the safe access required forplanned maintenance and repair. This will involve those items of work that, from a riskmanagement exercise undertaken by designers, are anticipated to occur during thelifetime of a facility. Sources of reference include manufacturers’ literature, codes ofpractice, experience of use and a range of requirements and guidance from the Healthand Safety Executive.

Chapter 1 considers:

� the purpose, scope and coverage of this guidance (Sections 1.2 and 1.3)

� who should read this guidance (Section 1.4)

� why you should read and follow this guidance (Section 1.5)

� the roles and responsibilities of the parties involved (Section 1.6)

� the good practice processes for providing safe access (Section 1.7).

Chapter 2 considers some of the general issues associated with access for maintenance,for example methods of access, space and environmental work issues.

Chapter 3 provides a series of building element examples to assist designers throughthe decision making process. These are sub-divided into the following sections:

� below ground (Section 3.1)

� primary structure (Section 3.2)

� building envelope (Section 3.3)

� building services (Section 3.4).

Chapter 4 deals with work place hazards, for example working at height and manualhandling. It offers practical guidance to designers in addressing these circumstances.

CIRIA C6862


1.4 Target readership

The guidance should be of interest to all those involved in the built environment,however it is specifically directed at four groups.

These are:

1 Clients – who have statutory responsibilities in respect of maintenance and repairworks, and will also be interested in the whole-life cost of a facility.

2 Designers – architects and engineers who have statutory and (probably) contractualresponsibilities for aspects of the operational phase of a facility.

3 CDM co-ordinators – who have statutory responsibility to take all reasonable steps toensure that designers fulfil their statutory role and that relevant information isprovided.

4 Others – such as owners and facility managers who attract statutory responsibilitiesin the operational phase and are in a position to provide valuable feedback onmatters relating to safe access provision.

Clients, in this context, are those parties who hold responsibility for a facility at adesign stage, ie when decisions on matters relating to access are being made.Depending upon the procurement route chosen (see Section 1.7.3) this could occur atany time up to completion of the project.

Designers may appear in many guises: design decisions will be made throughout theproject, and well into the construction phase. Responsibility for an area, or item, mayshift from one designer to another as the project progresses.

Typically, designers exist as:

� scheme designers (architects and engineers)

� specialist contractor designers

� plant and equipment specifiers

� specifiers of package components, eg plant rooms.

Specifiers will also include those involved with procurement, if their work involvesstipulating access requirements.

The guidance will also give support to others (owners or facility managers for example)who have responsibility for existing facilities, and seek advice on what may be requiredto bring their access provision up to a recognised standard.

CIRIA C686 3


1.5 Key drivers

There are a number of drivers for considering safe access for maintenance and repair.Many of these, although originating from separate and unrelated sources, complementeach other creating a logical and persuasive imperative for change.

1.5.1 The business case

Aside from complying with statutory obligations, there is another equally powerfulreason for giving due consideration to safe access. Implicit also within the ConstructingExcellence agenda, the case is simply that if poor provision is made there is an increasedlikelihood of:

� civil action by those who may be affected (through accident or ill health), forexample against employers or owners

� extra time to undertake tasks

� the need for extra staff to undertake tasks safely

� extra training

� managers and operatives cutting corners to minimise the time spent working inadverse conditions

� omission of maintenance or repair activities

� extra costs arising from the shortfall in adequate safety provision

� risk of loss of use

� extra insurance costs arising from sub-standard provision of safe access.

A nine-storey building was situated on the corner of a very busy road in the city ofLondon. A fit-out contractor had broken the inner sheet of the inner layer of laminatedannealed glass. The broken panel was one of the largest on the building, and so oneof the heaviest. It was on the top floor, on a very prominent corner of the building

The fit-out contractor spoke to the original cladding contractor to ask about arranginga replacement. The glass has to be re-glazed from the outside, it is bonded into acarrier frame and sits in an interlocking panelized system. The panel is at the cornerof the building and, because of its size, cannot go on the building maintenance cradle.The building is on one of the main arteries in the City so a road closure for a crane isout of the question. Replacing the unit will require closing the square to the north ofthe building to traffic for a weekend, and will need an 80 tonne crane positioned onthe wrong side of the building to rig a second, 200 tonne crane, also on the wrongside of the building, to lift the replacement panel over the nine storey developmentand lower it into place above a busy (and only partially closed) street.

The estimated cost of supplying and fixing one replacement-glazing panel will beabout £40 000 to £45 000 equivalent to about £5000 per m².

CIRIA C6864

Exam

ple

1


The importance of the business case is well illustrated by the 1:5:100 rule (Evans et al1998). The ratios represent, for a typical commercial building (over its life):

1: construction costs

5: maintenance and operational costs

100: business staff costs.

Although these ratios will vary, depending on the nature of the building, the ruleillustrates the importance of paying adequate attention to the creation of anappropriate inclusive and co-effective maintenance strategy. Decisions made at designstage will affect the efficiency and continuing costs of the building’s lifespan (eg 50years).

It is not difficult to see why the business case is such a powerful lever. Typically, the costof providing access for a frequent maintenance activity accounts for 20–35 per cent ofthe overall job cost. Labour costs may account for a further 30 per cent. Carefulthought at the design stage provides opportunity for significant savings and efficiencies.It is necessary to consider these benefits over the lifespan of the facility as it may benecessary to increase initial capital outlay (eg by installing a gantry), to realise thelonger-term savings (less time or lower skill level required to complete the task and lessdisruption to users).

The 1:5:100 ratio also emphasises the need for maintenance and repair activities toavoid disruption to the continuing business, through the use of safe, well designedaccess.

CIRIA C686 5

A school plant room is situated on the roof. Access from the floor below is by a verticalaccess ladder, which prevents users from readily carrying loose items such asclipboards, lamps, or filters. As a result, a second person is needed to assist. Thenature of the vertical access also discourages the school’s facility manager fromvisiting the plant room as often as is required.

Exam

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To save money at design stage, a motorised window cleaning gantry was downgradedto a manually operated version. Once in use it was found that the manual effort tomove the gantry was excessive and the cleaning operation took too long. Also, thedifficulties of rescuing operatives in an emergency were exacerbated by this situation.The gantry was ultimately changed at a considerable premium compared to the costof installing it (to the original specification) at the time of construction.

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CAPEX

landconstruction

feesfinance

1 5 100

STAFFCOSTS

recruitmentsalary

overheadsillnesschurn

The 50 year bill

OPEX

interest ratesinsurance

energysecurityrepairs

cleaning IT


It is well established that the cost of including or installing safe access provision as anafter-thought (either after completion of design or of construction) is significantly moreexpensive than when it is done as an integral part of the overall scheme design orconstruction. So it makes good business sense to identify an access strategy early in theproject so that appropriate monies may be allocated within the cost plan.

Well designed access for maintenance and repair will allow tasks to be performed inconditions that encourage quality work, within user-friendly and safe environments.

1.5.2 Insurance issues

Insurance costs are increasingly becoming an important element of the business casefor good health and safety management and, by inference, specifically in respect of safeaccess. The beneficial link between insurance and risk management was raised in theRevitalising health and safety strategy statement (DETR and HSC, 2000) where it wasreported that “the Insurance Industry has indicated that the introduction of auditablemanagement standards would assist them in encouraging better health and safetyperformance from their customers…” (paragraph 54).

Those seeking general building insurance will need to demonstrate that their risks aremanaged and controlled in a structured manner before being able to obtain cover atcommercial rates. Although historically the influence of insurance has not significantlyaffected the provision of safe access, in future a more stringent line may well be takenby insurance companies to protect their position.

This will affect:

� building owners

� maintenance contractors

� tenants with maintenance obligations.

These groups are all exposed to employers and public liability insurance premiumincreases, and specifically so if they are involved in facilities with poor access provision.

1.5.3 Statutory obligations

The statutory obligations of those involved in the design of safe access for maintenanceand repair, stem from the Health and Safety at Work etc Act 1974. In almost all cases,the projects requiring these access provisions will also fall under the auspices of theConstruction (Design and Management) Regulations 2007 (CDM2007).

Other health and safety regulations, such as the Workplace Regulations, and BuildingRegulations requirements (Part K for instance) will also be relevant when designing forsafe access. Also, the Work at Height Regulations 2005 are of particular relevance toaccess issues.

CIRIA C6866

The building services designer decided to specify a remote monitoring system for aplant room. As a result the need for maintenance contractors to visit the building wassignificantly reduced. Although this resulted in a higher capital cost, the saving incontinuing maintenance inspection expenditure was significant. This also benefitedthe client in whole-life risk management terms.Ex

ampl

e 4


A feature of UK legislation in respect of health and safety matters is that a degree ofresponsibility is attached to all parties involved in the provision of a facility (and also itsrepair and maintenance). This responsibility may not be passed on to others and oftenextends over the entire lifespan of the facility.

The nature of the legislative framework is such that, for the most part, it is goal setting.The appropriate measures to be taken have to be derived on the basis of the specificcircumstances, in accordance with risk management principles, informed by industrynorms and good practice guidance, such that foreseeable risks are eliminated, reducedor controlled so far as is reasonably practicable.

With regard to the provision of safe access for maintenance and repair, these actionswill involve all those who are involved in the design of facilities. Responsibilities areconsidered further in Section 1.6.1 The project team will use these obligations toeliminate, reduce and control risk as an opportunity to bring a pragmatic andthorough business orientated approach to their design, and to manage health andsafety risks as well as wider project risk issues.

1.5.4 Government and industry initiatives

There are two important government and industry initiatives particularly relevant tothis guidance:

� Revitalising health and safety strategy statement

� Constructing Excellence.

Revitalising Health and Safety Strategy Statement

In June 2000 the DETR published the Government’s ambitious, but necessary, 10-yearplan to improve health and safety within the workplace (DETR and HSC, 2000). Thiswas promoted in recognition of the significant suffering and cost to organisations, andalso the country, of ill health and accidents at work, and was designed to achieve a stepchange in health and safety performance and thinking.

The plan aims for:

� a reduction in the number of working days lost per 100 000 workers from workrelated injury and ill health by 30 per cent by 2010

� a reduction in the incidence rate of fatal and major injury accidents by 10 per centby 2010

� a reduction in the incident rate of cases of work related ill health by 20 per cent by2010

� to achieve half the improvement under each target by 2004.

CIRIA C686 7

1 The assessment of safety and risk, albeit in relation to structural safety, has been discussed by SCOSS(Standing Committee on Structural Safety). The arguments and issues raised however, and illustration ofstatutory obligation, are equally applicable to those in relation to risk management of access for maintenanceand repair (SCOSS, 1999).

Point to note

Organisations found guilty of health and safety related offences, now have their detailspublicised on the HSE website.


To achieve these aims, all those able to bring influence to bear should do so to enablethe workplace, and its access and egress provision, to become safer than at present.

The emphasis on health is particularly relevant to this guidance as designers cansignificantly influence the likelihood of workplace ill health occurring duringmaintenance or repair operations. Examples of situations where ill health may be anissue, if the conditions persist, are given in Section 1.7

Constructing Excellence

Constructing Excellence is the umbrella body charged with overseeing theimplementation of the recommendations from Rethinking construction (Egan, 1998). Ithas led to several important initiatives and business aids promoted to help the industryimprove its performance over a wide range of areas. The overall aims of ConstructingExcellence fit well with the philosophy outlined in this guidance and it is commendedto users of this book. Linking with this Accelerating change (Strategic Forum forConstruction, 2002) the Constructing Excellence agenda also highlights three mainthemes, which are relevant to this guidance.

These are:

1 Client involvement – clients are urged to play an active role in establishing aprogressive culture within the team, and to create an environment that deliversexcellence in health and safety performance (throughout a facility’s life).

2 Integrating the team – the report emphasises the benefits to be obtained fromintegration, and utilising the skills and experience from within the entire supplychain.

3 People issues – the recognition of people issues is an important element to asuccessful project. This subject encompasses a wide range of considerations, but inrelation to maintenance and repair it would include the active goal of achieving asafe, and healthy work environment.

1.6 Responsibilities

This section gives guidance on the main statutory obligations that arise as a result ofthe Health and Safety at Work etc Act 1974 (HSWA), and its subordinate legislation. Italso considers the benefit of a good practice approach, and the underlying liabilitiesthat may accrue if insufficient attention is paid to safe access at an early stage in theproject.

The parties involved providing a safely accessible facility, may attract responsibilitiesfrom a number of sources.

These include:

� a general duty of care

� a code of conduct imposed by professional or trade bodies

� contractual responsibilities

� statutory obligations.

The last two points are very different. Contractual responsibilities will vary from projectto project, and are discussed in connection with procurement strategies in Section

CIRIA C6868


1.7.3. Although projects may be procured via numerous contractual routes, statutoryresponsibility is largely unaffected, and may not be passed on through these contractualarrangements.

In considering the responsibilities of those involved, this section groups the parties asclient, designers, CDM co-ordinators and others. Client is as defined in the CDMRegulations.

1.6.1 Client

The client is in the unique position of being able to set the tone and standards for aproject. Their attitude to health and safety matters, and the importance attached towhole-life consideration of risk will significantly affect the manner in which the projectprogresses. A good practice client will wish to ensure that the project designers havesimilar aspirations and beliefs.

The main statutory obligations of clients, which will have a direct bearing uponeffective provision of safe access, include the following.

Even for one off clients, or those with no normal involvement in the ConstructionIndustry, feedback will be of relevance, as improvements made to access provision,derived from information received, will assist in reducing costs and liabilities in thefuture. For those clients who do operate in the built environment, there is everythingto be gained by an open, no blame, transfer of learning experience.

CIRIA C686 9

Point to note

Where clients regularly commission buildings, ensure that lessons learned and anyshortfalls discovered are directly fed back into any further projects, and the designers aremade aware of these issues. Further improvements may then be introduced.

Clients’ obligations have been reinforced over the years by important legal judgements,relating particularly to the competency and monitoring of employed designers andcontractors. With these statutory duties, the client will also gain advantage by ensuringadequate feedback and briefing.

Ensuringcompetencyof designers andCDM co-ordinators

Time invested in an appointment process that accords dueweight to a genuine knowledge of health and safety principlesand working practices, and an understanding of good practiceas exemplified by Constructing Excellence, will pay dividends.

Provision of existingdata

If the project relates to modification/extension of existingfacilities, the prompt provision of background data (includingexisting health and safety files if applicable) will assist thedesigners in understanding current provision and shortfalls.Details of any relevant insurance claims relating to access issueswill also assist.

Where more information is required, a client may be advised tocommission surveys or investigations to assist designers in theirdecision making.

Managementstrategy

CDM2007 requires that the clients put in place properarrangements to manage their construction projects (seeRegulation 9 and supporting paras 49–54 in the approved codeof practice published in Managing health and safety in construction(HSE, 2007).


1.6.2 Designer

Notwithstanding the importance of all contributors, the designer is important to thesuccessful provision of safe access. Designers may appear in various guises throughoutthe project. In respect of consideration of safe access their general obligations remainthe same, although their contractual role may vary.

Although the CDM regulations do not impose duties on designers in respect of themaintenance of plant, obligations under the Health and Safety at Work etc Act 1974(HSWA), the Management of Health and Safety at Work Regulations 1999, and theWorkplace (Health, Safety and Welfare) Regulations 1992 for example, do impose aduty to manage risk, in all situations. Also, CDM2007 (Reg 11) specifically requiresdesigners to consider risks during use and while cleaning and maintaining a structure.Designers must give consideration to the entire lifespan of a building when makingdesign decisions. If these are taken in the early stages of a project, they will generallygive greatest scope for choice, while minimising extra cost. For further information onregulations see Appendix A1.

This figure shows that the earlier the change is made during the project’s life cycle theeasier it is to implement.

The statutory obligations of designers, in respect of safe access considerations, includethe following.

Advising the client of his duties This general obligation is an ideal opportunity toimpress upon the client, not only his statutoryobligations, but also the business benefit of a wellconsidered access strategy.

Co-operating with other designers This will involve discussions and transfer ofinformation primarily with the scheme designteam, and specialist designers at later stages.Access design, proposed by one designer, willoften affect the remit of another.

CIRIA C68610


Designers will realise that the derivation of the permanent works design interacts withthat of the design for safe access for maintenance and repair. The two have to beconsidered as an integral whole when assessing the overall risk rating and whole-lifecostings (see Example 7).

CIRIA C686 11

To judge the prospective design team member’s commitment to good practice andhealth and safety risk management the client visited the design teams offices to beshown at first hand the approach to other projects. The client also asked for apresentation on how they intended to improve the project in respect of maintenanceissues.

The client agreed to a survey of access provision on an existing facility that was beingextended. The design team demonstrated that upgrading the whole facility, whileconstructing the extension would not only be cost effective, but would protect theclient’s statutory position and show long-term savings in maintenance costs.

Exam

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To derive an access strategy for all the façades of a new building the architectarranged meetings with specialist façade suppliers, hirers of hydraulic platforms andsuppliers of cleaning gantries. By using specialists to review the design at an earlystage it was possible to determine all the crucial aspects of a maintenance strategy,and to produce an accurate cost plan.Ex

ampl

e 6

The services design for a retail unit refurbishment incorporates an item of plantattached to the floor soffit within a 1.5 m deep ceiling void.

It is recognised that a standard suspended ceiling grid will not readily permit safeaccess over this height. So the services engineer asks the architect to specify amodified grid structure in that location to enable adequate access to be achievedfrom floor level.

Exam

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Providing safe designs These are derived by utilisation of the risk managementprocess, outlined in Regulation 11 of CDM2007, designerduties, in conjunction with other specific Regulations,British Standards, Building Regulations and good practice,and should include the development of an access strategy aspart of this process. Designs should take account of theknown key hazards when considering safe access. For anoverview of CDM2007 see Appendix A1.4.

Designers must become familiar with their CDM2007duties and must be aware of the duty to seek to eliminatehazards before reducing the level of risk from theremaining hazards. See also Section 1.7.1 for furtherinformation about risk management.

Point to note

Façade options have varying requirements in respect of sealant and glazing replacement.These impinge significantly upon access requirements and interruption to work activitieswithin offices during replacement operations.

The choice of façade design will take account of access required at ground level, to thefaçade face, and from within the building. An upgraded window-cleaning gantry, installedat the time of construction, may allow some of these activities to be undertaken withoutbringing in extra plant.


Pertinent questions for designers to ask themselves are:

“If I were the operative maintaining this plant/roof/ etc, what would I want to beprovided to achieve safe working access, in a manner that will not affect myhealth?”

“If I were the facilities manager, about to employ contractors to undertakemaintenance work, is it likely that I would be paying a premium due to poorlythought out access provision?”

1.6.3 CDM co-ordinator contributions to safe access provision

The CDM co-ordinator has statutory duties under CDM2007 that enable significantvalue to be added to a project. This should include provision of safe access for post-construction activities, by ensuring that designers:

� co-operate and co-ordinate their designs, such that the issues relating to safe accessare resolved in an integrated manner throughout the project

� emphasise and realise the commercial and social benefit that pragmatic applicationof CDM2007 will bring to a client, along with statutory compliance.

It will often fall to the CDM co-ordinator to provide the client with the broadoverarching arguments for a considered strategy.

CIRIA C68612

Feasibility stage Ensuring the principles of access provision are considered bythe design team and help an agreement with the client.

Detailed design stage Assisting with a written, costed, access strategy by thedesigners, based on a risk managed approach, to present tothe client.

Encouraging the use of specialists (regulators, suppliers orcontractors) as advisors where necessary.

Encouraging designers to discuss this access strategy withthose who will maintain the facility, if they are known at thisstage.

Contract preparation Ensuring that the responsibility for the necessary development,timing, and demarcation, of access proposals by others (egspecialist subcontractors) has been considered by the designersand is included within the tender documents.

Providing information The provision of information is vital to achieving safe access.This may relate to:

� deriving an access strategy via individual designphilosophy statements during initial design stages forcomment by the team and approval by the client (seeSection 1.7.2)

� setting out in the tender documents the clearexpectations, limitations and standards expected of anydesign requiring further development by others, withclear demarcations between packages of work

� including in the health and safety file, the final accessstrategy, where clarification or design assumptionswould be useful for future reference.


The health and safety file should clarify to future users the designers’ assumptions inrespect of access requirements. The more complex instances are likely to need broaddesign philosophy statements assembled into an access strategy (see Section 1.7.2).

This approach does not avoid the need for those undertaking repair or maintenance tosatisfy themselves as to the appropriateness of the suggested methodology, given thecircumstances pertaining at the time. Neither does it prevent them from adopting adifferent approach that suits their method of working (providing it is safe to do so andthey are contractually permitted). It does give them a starting point, however, andconfirms to the client that maintenance and repair issues have been thought through.

1.6.4 The role of others

Those with responsibility for implementing or managing the maintenance and repairprocess will not usually have any design related function nor any of the associatedstatutory obligations (if they do in fact have a design role, they are then designers withCDM2007 duties as explained in Section 1.6.2). They may fulfil the very useful role ofproviding feedback. They will be the closest of all the parties involved to the actualusage of the access provided.

These parties might typically include the following.

New (downstream) owner* – should endeavour to obtain feedback to ensure that thisinforms the next purchase/lease of a facility.

Tenant (insuring and repairing leases) – contract should oblige tenant to providefeedback to their landlord where work is undertaken by them.

Operator/facilities manager – contract should obligate operators to provide feedback toowner.

Maintenance contractor – contract should obligate contractor to provide feedback totheir client (and then on, up the supply chain).

* where the project has been sold on or transferred.

Those mentioned above do have other obligations however under the HSWA, andsubordinate legislation. So any shortfall in the safe provision of access must be takeninto account by them when either engaging parties to undertake work, or in itsexecution. So it is to their distinct advantage that the provision of access formaintenance and repair has been properly thought out in the design stage.

CIRIA C686 13

Use of specialistdesigners

Ensuring that construction phase design, usually byspecialist or trade contractors, integrates with the initialdesign from a safe access viewpoint and that the finaldetails are included within the access strategy.

Health and safety file Ensuring that final details of access strategy and provisionare included.


1.7 Statutory and good practice processes leading to safeaccess provision

Safe access provision stems from the application of good practice processes within thestatutory framework.

1.7.1 Risk management

Designers and operators are obliged to apply the principles of risk management whendesigning for safe access for maintenance or repair activities. There are many sourcesof guidance available on this topic. This document only gives an overview, with theoverriding aim of encouraging a pragmatic, business orientated approach.

There several key hazards likely to occur during maintenance and repair work. Anumber of processes may be used during design and operation to assess, reduce andcontrol these hazards.

Key hazards: accidents

CIRIA C68614

Sale

* not always present

Feed

back

Feed

back

Client

Completionof facility

Projectteam

Facilitiesmanager *

Tenant

Tenant

Facilitiesmanager *

Newclient

Hazards Concerns

Working at height

Failure to eliminate the need for work at height where this would have beenpossible with pre-planning

inadequate provision to prevent falling of persons, tools or materials

reliance on personal protective equipment as first choice solution

lack of strategy to rescue persons using fall arrest equipment

Electricityunnecessary proximity of electrical items to other plant or work areas

use of 240v in external or damp locations

Traffic lack of space to separate pedestrians from vehicle movement

Environment

work undertaken in exposed areas (resulting in low or high temperature, rainyor windy conditions affecting items being handled)

confined spaces

adjacent hazards

Fire avoidable or remote hot work


Key hazards: health

CIRIA C686 15

Hazards Concerns

Musculoskeletal poorly designed operational space or the need to lift heavy or awkward items

Noise reliance on ear defenders as first choice solution

Vibration (HAVS) use of vibratory tools

Hazardousmaterials

presence of materials with potential to cause harm, eg skin defects, breathingdifficulties, or toxic contamination.

� IDENTIFY the hazards which may be present in the design

� ELIMINATE these hazards as far as is reasonably practicable

� MINIMISE the need for people to work in hazardous conditions

� MINIMISE the level of risk from the remaining hazards, giving collectivemeasures priority over individual measures.

Start

Design feature/system/item of

plant or material

Understand the accessrisks they pose

• modify the design• modify the planned

access arrangements.Eliminating or substitutinglower-risk access hazards

Create riskregister

Record theprocess

Recorddecisions

Review risks andconsider options

Whole team

Whole-life

• critical design assumptions• significant and unusual

risks• useful information• dos and don’ts• etc.Which might not be obvious tocompetent people.

Identify topic

Identify hazards

Make decisions

Identify informationfor future designers

and contractors

Prepare constructioninformation

Prepare health and safety file (orother document ifno file prepared)

Eliminate hazardswhere this can

reasonably be done

Identify informationfor construction

contractors

A flow chart showing how the principles may be applied

The principles of prevention and protection


When deriving the type of access, as part of the risk management process, it isimportant to reflect the statutory obligation (so far as is reasonably practicable) to:

Eliminate hazards – this should be the first aim. For example, place the Air HandlingUnit (AHU) at ground level, rather than on the roof, avoiding the need to inspect andmaintain at height.

Combat risk at source – introduce permanent non-slip walkway material across theroof, rather than rely on de-icing salt application or warnings to take care.

Provide collective preventative measures – provide guardrails to the workplace, at theedge of the roof, rather than rely on safety lines and harnesses.

Provide individual protective measures – for example, safety lines and harnesses,gloves, facemasks. The use of personal protective equipment should always be the lastchoice.

It is a requirement of CDM2007 to consider the options in the order given. Failure todo this will lead to non-compliance with Regulation 11 of CDM2007 and may alsoresult in an uneconomic design when considered from a whole-life standpoint.Designers should also note that all contractors must carry out their own riskassessments before starting work. This may lead to expensive temporary access beingprovided and/or retrofitting of safe access systems, both during construction and later ifinsufficient thought has been given at the design stage.

Designers should be alert to the danger of inadvertently introducing a furthersignificant risk in the attempt to deal with a previously identified one.

The following suggestions are given to aid the process of effective risk management.

CIRIA C68616

Methodology There is great advantage in undertaking the evaluation andmanagement of risk through team meetings where a number ofpeople may contribute. In this fashion, there is less likelihood of itemsfalling between two stools and a broad, comprehensive approach maybe taken. Group discussion, with the main points recorded andcirculated, provides a rapid, practical and useful means of satisfyingthe requirements of CDM2007 for the parties to co-operate withothers and co-ordinate their work.

Differentiation The designer needs to have sufficient experience to appreciate theissues that are important, and which may be influenced andimproved, without getting overwhelmed by the insignificant.

Site wideapproach

Designers need to be aware that site wide issues are as important asthose relating directly to the element of facility being maintained orrepaired. For example:

� Will it be necessary to close an adjacent road?

� Will the activity interfere with adjacent tenants?

� Is there sufficient space surrounding the facility to place acrane/cherry picker etc?

� Is there an interface with the public?


1.7.2 Design processes

The active, and continuing attention to safe access issues, throughout the design stages,is not always achieved as designers’ attention often concentrates on what are perceivedto be more immediate concerns. This section is provided to assist in ensuring that safeaccess is properly considered.

Whole-life risk management

Designers are obligated to consider health and safety issues over the entire lifespan of afacility. It is by considering the big picture, ie by taking a comprehensive approach torisk management, that improved flexibility and extra options present themselves. Forexample an access solution that might involve what appears to be a high capital cost (ega stairway compared to a vertical ladder), may result in lower maintenance costs overthe lifespan (as no hoist will be required and fewer restrictions need be placed onpersons using a ladder). Designers, supported by CDM co-ordinators, will need toexplain and illustrate to clients the benefits of taking the broader view.

CIRIA C686 17

The building services engineer called a team meeting to discuss safe access to theplant room for removal of a boiler and generator. The whole team were able tocontribute to the various facets of the strategy, for example architect (demountablewall to allow removal of components and layout of hard landscaping below to allowcrane access), structural engineer (structural framing revised to allow wall to beremoved, and local strengthening of roof to accommodate new generator), servicesengineer (review of orientation of plant to allow sufficient room for manoeuvre andeasy access to shut off valves). This produced an integrated strategy and allowedrisks to be eliminated, minimised or controlled. The plant replacement strategy wasdocumented within the health and safety file.

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The initial design for a 2.0 m diameter services tunnel included a number of 600 mmdiameter access points. While this was convenient from a design perspective, onfurther examination it was realised that it would result in the need for an involvedmaintenance procedure utilising escape winches and harnesses in case of anincident. The designers realised that by enlarging the access points to rectangularslots, not only was specialist equipment unnecessary, but replacement materials andother items could be placed more easily, reducing the time needed to completeremedial tasks.

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Recording Although the CDM regulations do not require the recording of riskmanagement processes made by designers, it is considered goodpractice to do so. Such action will allow reference back at a futurestage and will enable a designer to demonstrate that the task wasaccomplished, in accordance with most QA procedure requirements.

Outputs The majority of the output will feature as part of the design itself, forexample the decision to use a stairway as opposed to a vertical ladder.Other outputs will be in the form of a design philosophy statement, ie“this is how we see the task being done” to avoid/mitigate and controlrisk. These need to feature as part of the project access strategydocument (see Section 1.7.2).


Information flows and gateways

Use of project based risk management will also ensure the comprehensivedissemination of information throughout the team. The transfer of information,between team members (horizontal communication) and then through the supply chain(vertical communication) is essential to success. This may be likened to a matrixstructure, and the use of a documented access strategy is strongly recommended as a toolto achieve this, allowing:

� the client to understand the liabilities and requirements of maintenance and repairover the lifespan of the facility

� those undertaking the work (or specialists acting in an advisory role if needed) toconfirm the suitability of the proposals

� information to be passed on to contractors where there is a later design/buildelement

� the design life, and maintenance regime assumed, (to be identified for designscarried out in accordance with the Structural Eurocodes (BS EN 1990:2002)).

On complex projects it may be worth appointing a specialist consultant to prepare orreview the access strategy.

The use of gateways, promulgated by the Office of Government Commerce (OGC,2001), and more recently by the Strategic Forum (Strategic Forum for Construction,2002) is an effective tool for the client, project manager or lead designer to use as acheck before advancing into the next project stage. In respect of safe access provision,these gateways might consist of the following:

CIRIA C68618


Design philosophy statements

To discharge their obligations, it is necessary for those designers with responsibility forconsidering access for maintenance and repair to have established, in their own mind, asafe means of achieving this end.

For example does the design make clear:

� how the external steelwork will be accessed for repainting, given that there is aglazed roof immediately below?

� how the roof will be accessed, bearing in mind the frequency and nature of thework to be undertaken?

� how the deep drainage sump will be accessed?

Although the contractor undertaking this work, is responsible on the day for a safemethod of work, and may choose to do it differently, it is good business practice to havea workable solution to hand. It will also demonstrate, should the need arise, that thedesigners duties under CDM2007 have been met.

CIRIA C686 19

The design team proposed to a developer client that the scheme being prepared fora major international company should not proceed beyond RIBA Stage D without aconsidered and costed access strategy. This ensured that specialist access provision,such as cleaning gantries and roof walkways, was accounted for. It also ensured thatthe developer would be able to explain to the building managers for prospectivetenants, how the facility was to be economically and safely maintained and repaired.

Exam

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Stage completed Gateway check

Feasibility Have strategic issues associated with safe access beenidentified and assessed?

Scheme design Has a draft, costed access strategy been developed?

Detailed design Is the strategy sufficiently developed, for the stage ofdesign attained?

Is the strategy part of the cost plan?

Have design philosophy statements been produced byeach designer?

Has the access strategy been signed off by the client?

Tender preparation Do the tender documents clearly indicate theresponsibilities of specialist contractors?

Construction included Has the access strategy been fully completed andwithin the health and safety file? Has the file beenprovided to the client before handover?


This diagram shows how design philosophy statements are collected together to form theaccess strategy for the project, which is then referred to in the health and safety file.

For many access needs, statements produced by the designers may be unnecessary asthe task is obvious and straightforward. A sensible view should be taken in order forany statement to have added value. For those instances where it is considered desirable,a design philosophy statement might set out the following.

CIRIA C68620

Designphilosophystatements

Accessstrategy

Health andsafety file

aggregated into an

and referred to in the

Element Example

The anticipated tasks, and theirfrequencies

� AHU filter replacement at three monthlyintervals

The route to be taken to accessthe particular area/piece ofplant and the means of travel

� use hired in cherry picker etc, and thenmarked access across roof

Specific safety measuresassumed

� use of harness attachment points adjacent toglazing

Specific risks � hot surfaces from adjacent pipes (burning)� isolated area (lone working)

External issues � need to close roads� avoidance of weak spots, eg manhole covers� traffic management measures.


The specific risks would only relate to those that a competent contractor would notreasonably expect or be aware of. These might be those of an unusual nature, orcommon risks occurring in an unusual circumstance. It will not help if a long list of allforeseeable risks is produced. The design philosophy statement may be developed over aperiod of time, particularly if the detailed design is completed by specialist packagecontractors. It should, however, finally end up as part of the overall access strategydocument and be placed in the health and safety file.

Access strategy

The access strategy is composed of all the individual design philosophy statements, providingthose with responsibility for maintenance and repair a comprehensive outline of thedesigners assumptions and expectations. This document should be concise andrelevant, generally excluding generic material.

In some cases, particularly in respect of existing facilities, the access strategy documentmay interact with a life-care plan. These are documented arrangements for a facility,written to inform the client or operator of the likely inspection, assessment, componentreplacement and remediation needs over the designed lifespan (Institution of CivilEngineers, 2002; BS ISO 15686). Although the ICE Report (2002) presents these plansin relation to car park structures, there is no reason why they should not have universalapplicability. If appropriate, it is recommended that part of the life-care plan shouldcontain the access strategy, which is made up of the design philosophy statements.

1.7.3 Procurement and construction processes

Benefits of integrated teams

In today’s construction market there is a myriad of procurement routes and options.Three generic models are illustrated in the following figure.

CIRIA C686 21


The chosen option, from these and other variants, will be selected for a number ofreasons and will not necessarily be compatible with the ideal of a fully integrated team.

The benefit of a fully integrated team, in this context, is that those who haveexperience of maintenance and repair are at hand and able to advise on appropriatesolutions and options, during the early stages of the project. In the case of PFI orprime contracting, the same point of responsibility pertains throughout the operationallife (or at least for a reasonable period), so they will be living with the advice givenduring the design process. In conventional design and build, this responsibility is notthere, as the contractor has no long-term operational responsibility.

Although integrated teams will not always be achieved, alternative means are availableto provide the same benefits. It is suggested that where access provision involvesknowledge of maintenance or repair work types and techniques outside the directexperience of the (consultant) design team, specialist contractors or facility managers,are approached to give advice in their field of expertise (see example 6). Carefulthought needs to be given as to whether this is achieved as free advice, or on aconsultancy basis. If the latter, this will usually be money well invested and will paydividends later in the operational phase of the facility.

CIRIA C68622

Design

Construct

Schemedesign

Operate

Traditional

integrated team

Traditional D & B

Single point ofresponsibility

A B C

A

Yes

Operate

Schemedesign

Detaileddesign

Construct Construct

Operate

Detaileddesign

B C

Yes

Yes

No

No

No

Direct link with specialistdesigners

Direct link withmaintenance contractors

Project procurement options


Framework agreements

There is much to be gained by all those in the supply chain from a contractualarrangement, which establishes a long-term relationship. These are usually referred toas framework agreements and may occur between any two or more parties in thesupply chain, although they are most commonly associated with client led agreements.

In this regard:

� lessons learned on one project may be readily put into practice thereafter

� processes may be honed with experience and feedback

� long-term investment by designers, contractors and suppliers is more attractive.

This enables consistent standards be set in respect of access for maintenance and repair,and provides an opportunity to introduce improvements over time more readily than ifvarying teams were appointed on a project by project basis.

Contractual issues

It is important that the contract established with project members reflects a suitabledivision and coverage of responsibility in respect of safe access provision. Typicallythese contracts will be with the client (client-designer), or with the contractor (client-contractor-trade contractor/designer).

Areas where confusion may arise, and also a lack of due consideration, include accessto:

� package plants sitting on a frame designed by others

� services within a service duct or void designed by others

� life support system components placed within areas designed by others

� building surrounds due to hard landscape layout, or internal space due to designof fittings.

It is at such design package interfaces that the greatest scope for omission of riskmanagement often occurs.

Content of operations and maintenance (O&M) manuals and health andsafety files

Many bespoke contracts have standards clauses for O&M manuals and health andsafety files that tend to be used on a repeat basis. Some industry forms, for exampleJCT, also have standard clauses. While these are a valuable aid, and avoid the need toreinvent the wheel for each contract, they often promote a lack of attention as to theirsuitability in respect of specific contract needs, and the requirement for full details ofsafe access provision in particular.

CIRIA C686 23


Designers should be satisfied that these contract clauses adequately spell out therequirements in respect of the following.

Timing of submission of access proposals – will this suit the approval process, and the needto have data available for phased or total use of the facility?

Design issues relating to access – how will residual risks, identified by specialist designers,be passed on to the planning supervisor, and the health and safety file?

Drawings of access provision – will complete a set of construction drawings be provided,with time for commentary, before use of the facility?

Manufacturers’ literature and details – do proprietary products, eg eyebolt fixings, whichwill require regular testing, have data available in an appropriate format?

CIRIA C68624


CIRIA C686

2 Designing for access for maintenanceand repair work

2.1 Introduction

Part 1 has considered the backdrop of the industry, the key drivers for safe access andpromotes the creation of a defined access strategy for each building. Part 2 outlines thegeneral aspects of maintenance and access that designers will need to consider whendeveloping their access strategy.

From the moment a building is completed, maintenance and repair work begins. Thiscontinues throughout the life of the building and, as the previous section hasillustrated, a well thought out strategy can reap dividends in terms of whole-life cost.However, an ill thought out approach can be expensive and may be hazardous to thoseemployed to carry out the work.

Health and safety statistics show that typical accidents during maintenance work fallinto the key categories shown in the figure below. Designers need to appreciate thesehazards when designing for safe access. They should be particularly aware of theproportion of accidents arising from maintenance and repair work attributable to fallsfrom height (see also Appendices A1.6 and A1.8).

Figure 2.1 Accidents during maintenance work (courtesy HSE Deadly maintenance. A study of fatalaccidents at work)

It is known that accident statistics suffer from a significant degree of under reportingand the true number of accidents is likely to be considerably worse than formallyrecorded. The problem of obtaining the true picture is compounded by the fragmentednature of the industry. Large numbers of contractors carry out maintenance and repairwork and although some (eg within the railway sector) have strict trainingrequirements and employ rigorous permit to work systems, many others operatewithout the requisite competence and management support.

25

Falls Crushed orentangled

Asphyxiation,drowning orgassing

ElectrocutionBurns

ImpactStruck byfalling object


CIRIA C686

Unfortunately, the well-regulated elements of the industry tend to employ fewerpersonnel than the less well organised sectors such as those in the smallindustrial/commercial and domestic markets. This is illustrated the figure below.

2.2 General aspects of maintenance and repair work

To consider access needs adequately, designers have an obligation to understand thelikely maintenance work required in the buildings they design.

There are a number of strategic aspects governing general maintenance and repairregimes that designers need to recognise. Sometimes differences in approach may beapparent across different areas or elements of a single building and designers shouldmake every effort to reflect these in their design.

Building occupier

Some occupiers may have maintenance and repair needs that are more onerous thanthe perceived norm. For example, a manufacturer of food products or a cateringfranchise will require access for cleaning on a regular basis. High technology occupiers,such as banks or data warehouses, are heavily reliant on power and cooling, and mayinstigate rigorous maintenance procedures to protect their core business.

Maintenance and repair philosophy

There are several different approaches to maintenance and repair, which a buildingoccupier may employ.

Planned maintenance – this can broadly be divided into two categories:Condition based – where elements are repaired or replaced depending on theircondition. For example the façade of a building, or a roof surface may be replacedwhere it has deteriorated to such an extent that it is no longer watertight.Time based – where elements are repaired or replaced after a set duration,irrespective of their condition. This may be because their operation is critical, orsimply because there is no means of ascertaining their condition. Examples of thisare filters to pumps, lamps, or batteries in UPS systems.

Unplanned maintenance – this is where maintenance is required as a result ofunforeseen circumstances, for example replacement of broken glazing.

26

Training given

Railways

Highways

Buildings

Housing

Domesticjobbing

Increasing

Increasing

% ofpeopleworkingin sector


CIRIA C686

Maintenance operatives

The people employed to carry out maintenance and repair works may vary in skill andexperience depending on the occupier and the nature of the task in hand. Someoccupiers will employ maintenance personnel in-house, others will contract-out tofacilities management providers. Some may employ a combination of the two,contracting-out specialist areas of work, eg lift or escalator maintenance.

Increased outsourcing of building maintenance to facilities management providers isdrawing attention to the degree of adequacy of access provision.

2.3 Access for maintenance and repair

Maintenance and repair work always involves time and effort and anything designers(of new or refurbished buildings) can do to reduce either of these parameters at theoutset increases the chances of work being carried out in a timely fashion, and reducesthe opportunity for dangerous short cuts.

Getting personnel, equipment and materials to the place of work safely is critical. Onceat the workface, the environment needs to be appropriate and there should be asuitable and sufficient platform from which to operate. These two issues need to beconsidered, on a risk assessment basis, when considering the most appropriate methodof work. They are reviewed in the following sub-sections.

2.3.1 Routes to and from the workface

By its very nature, maintenance and repair work is highly likely to involve reachingparts of the building that are not accessed routinely. In some instances getting to theworkface may be as straight forward as using a goods lift. In other circumstances, it willrequire hire of equipment and may be disruptive to the function of the building.Thinking about and making provision for appropriate access that is easy to use isessential, as it reduces the chances of cutting corners and making do. Routes to andfrom the workface should be as direct and simple as possible. The frequency with whicha task is carried out needs to be considered when deciding on the most appropriateform of access. Regular access (eg weekly or monthly) activities should, where possible,be via permanent access and be easily accessible. Where access is required lessfrequently, say annually, then temporary provision may be more appropriate. Howeveras with every rule – there are exceptions and an assessment needs to be made on acase-by-case basis.

Influencing factors when selecting methods of access

� Are there lifts to carry equipment to the roof?

� Are routes across any roofs safe?

� Are the base conditions suitable? eg level, boggy, fragile.

� Are any doors and corridors wide enough?

� Will your equipment block vehicular, pedestrian or escape routes?

� Is there a risk to people in a surrounding area while work is ongoing?

� Can you prevent unauthorised access while not in use?

� Is there enough room for the proposed equipment at the workface?

� What are the environmental conditions? eg hot, cold, windy.

27


CIRIA C686

� Do operatives need particular training?

� How frequently will access be required?

It is convenient to consider access systems in two categories:

1 Permanent access – suited to work, which is required frequently.

2 Temporary access – often appropriate where work is relatively infrequent or is inpublic areas.

It should be noted that the use of temporary access equipment such as a ladder fortasks that occur frequently at the same location is no longer acceptable in mostsituations; a risk assessment will normally lead to the provision of safer permanentaccess such as stairs and a platform.

2.3.2 Work at height

As demonstrated by the statistics shown in Section 2.1, work at height is one of the mostcritical aspects of safe maintenance and repair. So it is now regulated by a specificregulation, the Work at Height Regulations 2005. These regulations do not have theirown approved code of practice, but there is a wealth of guidance about work at height,and the access issues involved, on the HSE website and through the various relevanttrade associations (see References – further guidance section).

The Work at Height Regulations are specifically targeted at those involved in, orcontrolling, the activity itself. Designers do not have specific responsibilities, but designdecisions can influence both the ability of others to carry out safe systems of work, andthe cost of such systems. For example:

� there are detailed physical (eg dimensions) and performance (eg slip resistance)requirements that must be taken into account by designers, or modifications maybe required later

� the selection of work systems and the provision made for access during later workoperations will require a risk assessment. Although designers are not involved inthat activity, if the provision made for access in their design is later deemedinadequate, modifications may be required. These may be costly and maycompromise the operational effectiveness of a structure.

Ideally design work will be done in consultation with those who will be carrying outoperational risk assessments or experts in the type of work involved.

Further information about the Work at Height Regulations is provided in Appendix A1.7.

28

Point to note

The Work at Height Regulations 2005 (Regulation 6) specifically require that:

� ...work is not carried out at height where it is reasonably practicable to carry the workout safely other than at height

� where work is carried out at height, every employer shall take suitable and sufficientmeasures to prevent, as far as is reasonably practicable, any person falling a distanceliable to cause personal injury.

Designers can assist the duty holder to fulfill these obligations.


CIRIA C686 29

2.3.3 Making decisions

Whether making a decision during design or during construction or in-use operation, arisk-management approach should be taken as outlined in Section 1.7.1.

The design team has to weigh up the options and decide what level of risk isreasonable, taking into account all of the factors (including cost and aesthetics). To dothis competently requires knowledge of the systems and how people use them; and thisshould include site experience as well as training and study.

The rest of this section provides outline information on these matters, to raiseawareness of the options.

When considering options, it may be helpful to consider when the various options willnormally be considered as totally inappropriate or quite possibly inappropriate, takingaccount of the height involved, the frequency of work, the duration of work and thetype of work or work classification (see Table 2.1 for guidance).

Table 2.1 Work at height – indicative risk assessment guidance

Height of work Frequency of work Duration Work classification

Hierarchy of provision

0–

3m

3–

12

m

>1

2 m

Wee

kly

Mon

thly

Year

ly

<15

min

<7

day

>7

day

s

Ligh

t

Med

ium

Hea

vy

Ramps, staircases,walkways and platforms � � � � � � � � � � � �

Fixed ladders ? X X X X ? X X ? ? X X

Temporary ladder ? X X X X ? X X ? ? X X

Scaffolding � � � X X � � � � � � �

MEWP � � ? � � � � � � � ? X

Permanent cradle � � � � � � � � ? � ? X

Temporary cradle � � � X X � � � ? � ? X

Mobile access tower � � X ? ? � � � X � � X

Rope system � � � X ? � � ? X � ? X

Notes

1 This table is purely indicative of the type decisions which might be made when applying the thinkingrequired by CDM2007 and the Work at Height Regulations 2005.

2 A similar table included in the 2003 edition of this guide showed less rigorous decisions and this trend willcontinue

3 This table is only provided to demonstrate the relative decisions flowing from the type of thinkingrequired, and it has no other status.

4. MEWP denotes mobile elevated work platform

5 Explanation of work classifications:

a Light: work such as inspection, painting, cleaning and maintenance etc, which is likely to involve asingle operative and limited materials and equipment etc.

b Medium: work such as plastering, repairs etc, which may involve more than one operative andsmall quantities of materials etc.

c Heavy: work such as part-replacement of cladding or services, re-glazing etc, which is likely toinvolve a small team of operatives and/or larger quantities of materials etc. or unwieldy or heavy(over 10 kg) plant or equipment.

Key

� = normally an acceptabledecision where thehazard cannot beeliminated and a bettermeans of access is notreasonably practicable

? = may be an acceptabledecision where thehazard cannot beeliminated and a bettermeans of access is notreasonably practicable

X = normally not anacceptable decision


CIRIA C686

Whereas employers of those working at height are required to carry out riskassessments and to provide safety equipment and to train people to use it, designers aresetting the scene. It is possible that designers will be asked to explain their reasoning incourt after an accident.

For each design situation, designers need to consider how they would respond if, forexample, there was an accident on a permanent ladder they had provided for access.Why was it not practicable to provide a safer form of access?

The next section provides a brief outline of the main options for access. Detailedguidance on the options and the underlying regulations, codes, standards and productsavailable may be accessed through the HSE website, industry bodies active in this area,experts in the field and planned future CIRIA guidance. This aspect of construction israpidly developing and any guidance offered may rapidly become outdated.

2.3.4 Access systems

Permanent ramps, staircases, walkways and platforms with full edge protection aregenerally by far the safest. Although they may not always be seen as practicable, thereasons for this must be vigorously challenged. Lateral thinking should be employed tofind a way to incorporate them. Typical details are shown in Figure 2.2.

Permanent, fixed ladders (whether vertical or inclined) should be used only rarely,when other options are impracticable. Active consideration should be given to theprovision of a permanent latch-way rail to facilitate locking on during use. Laddersmust be limited in length with rest platforms and a platform should be provided wherethere is a foreseeable need to carry out a task such as operating a valve or opening anoverhead trap-door. Each particular scenario must be assessed on its own merits andthe specific requirements of the Work at Height Regulations 2005 complied with.Typical details are shown in Figure 2.2.

30


CIRIA C686

Figure 2.2 Typical details of ladders, stairs and ramps

31

Ladder

Width 380–450 mm

Height Landings required every 6 m rise

Extra � back protective hoops to besafety provided at heights 2500 mmmeasures above bottom of ladder

� Provide latch-on system

750 min

d=20–50 mm

Stepladders

Width 450–600 mm

Height Landings requiredevery 3 m rise

Additional Handrail/s as shownsafetymeasures

1100 minat 75°1600 min at50°

100–250dependingon pitch

100–150225–250

90°

Optimum range

All dimensionsare in millimetres

900–1000 mm

approx 185 mm

2100 min

500max

approx 240 mm

Steps (straight or spiral)

Width 600–750 mm for one man1100 min for two men orregular use

Height 4 m max for a single flight.Landings required every 3 m for multiple flights

Additional Handrails as shownsafetymeasures

2100optimum

900–1000 mm

Ramp

Width No minimum

Height No guidance, butlandings are requiredon long ramps

Extra Handrails as shownsafety Ramp should be limitedmeasures to 7° for wheeled

vehicles and trolleys.Extra slip resistance in10°–20° range

225–250

250

75°

65° 50°45°

38°30°

20°

10°

0°

500max

Note:

The details shown here are indicative:good practice in this area is evolvingand expert advice should be sought.


CIRIA C686

Permanent runway ladders may be considered tocover for example low-level facades. The exampleshown on the right can be moved around thebuilding on a rail, to provide access around thewhole perimeter. The operator is using a harnessand safety line to ensure safe movements up anddown the ladder.

Scanario planning has been undertaken to assessthe risk of injury should he slip and rescue plansput in place.

Cradles

Specially designed cradles are commonly employed foraccess to façades and are suitable for light cleaning andmaintenance. They are expensive, need to be designedto suit and will require specially trained personnel.They do however allow easy access at almost anyheight.

Designers need to take care that the cradles can reach all areas and that the supportingroof structure can resist their sometimes heavy weight. Designers should be aware ofthe necessity to attach the workers inside the cradle to suitable fall arrest anchoragepoints at all times. Many cradle accidents have been as a result of the cradledestabilising and the occupants falling out.

They are easily fouled by projections such as open windows, brise soleil, entrancecanopies and rebates. Recesses can also be difficult to reach.

The use of a roof-mounted cradle providesaccess to the external envelope of this 14-storey building. However, a sophisticatedsystem needed to be employed to negotiatecomplex external features.

32


CIRIA C686

Mobile access towers are usuallyproprietary systems, which are quick toerect but need level ground (preferablywith a hard finish.) They are easy torelocate and provide a good platform fromwhich one or two people can work safely.They are however subject to misuse andhave resulted in serious accidents usuallythrough toppling of the tower. Outriggersor ties must be used to stabilise highertowers against toppling, but these increasethe footprint.

Mobile elevated working platforms(MEWPs) are now available in a variety ofdifferent sizes and designs. Scissor type liftsallow access in the vertical direction only, butthose with telescopic or articulated armsallow both vertical and horizontal movement.Although most are self-propelled somerequire outriggers to stabilise the systemduring operation, reducing mobility. Reachand load carrying capacity are usually thetwo restricting factors for whichmanufacturers data must be consulted on acase-by-case basis. Most require that theground is relatively level for safe operation.

Cherry pickers – a type of MEWP

This picture shows a common use of acherry picker.

NOTE: from a safety viewpoint, the roadand footway should have been partiallycordoned off.

33


CIRIA C686

Scaffold systems

There are many different forms of scaffolding systems andthey offer great flexibility as they can be designed toaccommodate virtually any shape or structure.

Tied scaffolding (pictured opposite) is usually used forexternal façades but requires anchor points to secure it to thestructure.

Birdcage scaffolding (pictured opposite) isa freestanding system suitable for use inatria and the like for accessing high roofsand ceilings. This scaffolding is being usedto gain access for glazing/ roof repairs in amodern shopping centre.

Truss out scaffold may be used to cantilever an access platform at high level orwhenever conventional scaffold cannot be founded.

While scaffold systems can be labour intensive and slow to erect, making themunsuitable for regular work, they can be designed for relatively heavy activities and cannormally allow access at any height.

The design of temporary scaffold systems is a discipline in itself and falls outside thescope of this guide.

This mobile platform being used for cladding repairsis a cross between the conventional MEWP (offeringmobility) and a tied scaffold system (providingcoverage).

34


CIRIA C686

Rope acess

Rope access or abseiling isstatistically one of the safestmethods of access. Personnel mustreceive special training before thismethod is used. Rope access issuitable for both light and mediumwork and with specialist expertisecan also be used in limitedcircumstances for heavy work. Itmay require specially designedanchor points but it is oftenpossible to utilise existing structural elements. If considered at the design stage theprovision of anchor points is generally straightforward and inexpensive but will requireregular testing. This method offers a rapid, low disruption, cost-effective way to carryout inspection and minor maintenance.

In the UK, both on shore and off shore and increasingly overseas, the established ropeaccess industry is represented and regulated by the industrial rope access tradeassociation (IRATA). The IRATA guidelines are commended by the HSE and also formthe basis of BS 7985:2002 Code of practice for the use of rope access methods for industrialpurposes.

For further guidance on temporary systems refer to Temporary access to the workface(Lloyd and Kay, 1995).

2.3.5 Conditions at the workface

Conditions at the workface may affect the safety of the operatives and the efficiencywith which they can carry out the work. One key concern should be whether thoseinvolved can be rescued from the workface in an emergency. Consideration should alsobe given to how personnel may communicate with each other as work progresses.Factors affecting the work conditions include the following.

Space

To work effectively and safely operatives needadequate space in which to work and the abilityto relax where work is strenuous or awkward.Figure 2.3 gives the orders of space peoplerequire in different positions. Remember thatadditional allowances may need to be made forhand held equipment or personal equipmentsuch as breathing apparatus.

Specific regulations apply to working inconfined spaces – see Section 4.4.

35


CIRIA C686

Environment

The workface environment will also affect worker efficiency and safety. Windy, noisy,hot or cold conditions should influence the choice of access provided. For examplecleaning the underside of atrium glass, or maintenance of a glass lift may involveworking in hot conditions at certain times of the year, which can affect the efficiency orthe health of those involved.

36

Is it:

wet? windy?

noisy? hot?

cold? dusty?

dark?

Note

1 All dimensions are in millimetres.

2 Add space for equipment, tools etc.

Figure 2.3 Typical space requirements for people


Type of work

The type of work, quantities of materials andequipment, and degree of exertion should beconsidered when selecting a method of access.Tasks may range from the observational tothose involving heavy manual exertion. Forexample, a simple inspection to take areading or examine paintwork, comparedwith removal of mechanical parts, eg pumps.

Flooring

Much work may be carried out frompermanent floors, the surface treatments ofwhich can vary significantly. Types of surfacingmay include raised floors, hard finished areassuch as marble atria, tiled toilets and externalpavings, metal plates and open grille flooring.Many serious accidents are caused by simpleslips and trips. Some issues to consider are asfollows.

Are floors:

� durable and strong enough for equipment moving over them? eg cherry pickers orgenerators

� structurally sound? eg roof catwalks

� slippery when wet? eg tiling in toilets.

Where used externally, are floors:

� corrosion resistant?

� level?

� properly detailed to avoid standing water?

� kept clear of debris?

Where designed to be removable, are floors:

� of manageable weight and size?

� hinged or semi fixed to ensure replacement?

� obstruction free? eg by partitions or equipment.

CIRIA C686 37


38 CIRIA C686

3 Work sector guidance

The following sections describe specific building elements and their related tasks andhazards of which designers should be aware. These are followed by the issues thatshould be identified for each sector and examples to highlight particular situations.


3.1 Below ground

39CIRIA C686

Scope Exclusions

This section covers the following:

� services ducts and trenches

� drainage sumps

� manholes, chambers and shafts

� sewers and tunnels

� tanks.

Typical tasks

� cleaning

� maintenance work

� inspection.

Typical hazards

� working in confined spaces, eg restricted movements and air quality

� falls from height

� hazardous materials, eg sewerage, toxic discharge

� other health hazards, eg rats (weils disease)

� manual handling, eg lifting of covers.

Design philosophy statement

The statement should include:

� residual risks an operator needs to be aware of

� schematics of all systems, eg drainage

� an access and maintenance strategy

– identify who is to produce as installed record drawings

– identify locations of all below ground tunnels, trenches, shafts, manholes and tanks on a siteplan. Ideally, all should be shown on the same plan.


Issue identification

� Provide manholes in accessible locations.

� Avoid manholes in main pedestrian or vehicular thoroughfares.

� For deep manholes specify ladders rather than step irons with resting platformsevery 6 metres, also use depth indicators.

� Provide lifting beams in deep or large equipment chambers.

� Specify sectional covers to reduce manual handling load.

� Covers should be secure, eg requiring special lifting keys.

� Design openings to be large enough to accommodate any necessary personalprotective equipment (PPE), eg breathing apparatus.

� Design access platforms and walkways for sewers and tunnels where inverts are notlevel or contain standing water.

� Specify sump pumps, which can be located and maintained at ground level.

� Specify adequate falls to avoid standing water.

� Provide rodding eyes in accessible locations.

� Provide permanent illumination.

� Where volatile or flammable liquids are stored, ensure pumps etc are intrinsicallysafe.

This example shows good design practice for a service tunnel. A permanent walkwaywith handrail is provided for access and emergency escape. Cables and pipes are fixedto the tunnel walls in an orderly fashion and do not obstruct the access route. It alsoallows safe and economical replacement of services. Permanent lighting is provided asare security cameras, fire alarm and emergency call points.

40 CIRIA C686


3.2 Primary structure

41CIRIA C686

Scope Exclusions


� concrete structures (including prestressedand post tensioned elements)

� structures generally, including footbridges orother spans, bridges, gantries, buildingframes, retaining walls, car parks

� timber structures.

� fabric structures

� masonry and stone structures(see Section 3.3.1)

� temporary works

� car park surfaces –(see Section 3.3.2).

Typical tasks

� routine cleaning, eg washing

� specialist cleaning, eg grit blast

� inspection

� repainting and/or treatment

� repairs to ancillary items, eg movement joints, bearings, waterbar

� fixing accessories, eg lights and signage.

Typical hazards


� dropping equipment from height

� hazardous materials, eg paints, dust from grit blasting, chemical cleaning

� asbestos, eg cladding and fire protection when used in old buildings.



� the design life and maintenance regime


� key structural information, eg steel grade, bolt strength, concrete grade.

– Record design floor loadings throughout the building

– Document special structural elements, eg post tensioned concrete, stability systems, props,hangars, which are key to building robustness

– Where working with existing structures identify presence of known or suspected hazardousmaterials, eg asbestos, lead paint

– Include contractors as built information in the operations and maintenance manual.

Point to note

Good original specification and detailing for the majority of structural elements can avoid the need formuch maintenance and repair.



� Is corrosion/rot protection actually required?

� Can long life paint or galvanising be used to reduce maintenance activity?

� Avoid specifying toxic paints/preservatives that present health risks duringapplication and removal.

� Consider specification of exposed concrete finish. Will it attract dirt? Is it durable?

� Consider exposed timber, concrete and steel details carefully. Avoid details thatcause staining (dirt or rust), standing water (rot), bird roosting etc. These are allfactors that will increase maintenance requirements.

� Consider designing in permanent connection and tie points to facilitate erection ofscaffolding etc, eg cast in stainless steel eye bolts, spare bolt holes, lifting eyes insteelwork.

� Design bearings and stressing anchorage blocks to allow access for inspection.Where regular access is anticipated, consider permanent ladders, gantries etc.

� Consider designing for loads that may be applied during maintenance to avoid theneed for temporary propping.

� Consider fire protection systems to steelwork. An intumescent paint allows visualinspection from a distance, whereas a sprayed concrete needs to be removed thenrepaired.

Make sure that areas of the structure, which have only been designed to take lightloads, are adequately documented. Routes to plantrooms in particular may be subjectto heavy loads when replacement plant is required.

Painted surfaces need regularmaintenance, which may involve the use ofgrit blast or toxic paints. Correct selectionof materials at the outset can obviate, or atleast reduce, the frequency of maintenancework.

42 CIRIA C686


3.3 Building envelope

43CIRIA C686

Scope Exclusions


� structural glass assemblies

� curtain walling

� frame systems

� stone and brick facades

� profiled metal sheeting and compositepanels.

� decorative features, eg brise soleil/ shading(electrically operated or internal linkage).

Typical tasks

� basic cleaning

� specialist cleaning, eg grit blast

� inspection

� repairs to mastic expansion joints etc

� painting

� repairs to stone or brickwork

� reglazing

� cleaning and relamping signage.

Typical hazards

� prolonged exposure to climatic conditions, eg rain, sun


� manual handling

� working with cranes/hoists and other plant

� hazardous materials, eg glass.



� the design life of all key elements

� an access and maintenance strategy for all key elements

� supplier and manufacturer details for all materials

� a cleaning strategy, including access routes for mobile plant

� any additional maintenance equipment the operator will need to hire or buy.

– identify the person responsible for the detailed design of each element.


3.3.1 Façades


� Can the façade materials be specified to reduce maintenance, eg self-cleaning glass?

� Has the detailing of the external surfaces been developed to reduce cleaning effort,eg avoid staining, bird droppings?

� Has a safe access strategy been devised for both routine maintenance andreplacement of elements?

� Is access provided by a permanent gantry or cradles, or by a mobile plant?

� Where mobile cleaning equipment is to be used at ground level, ensure space andground conditions are suitable, eg avoid hostile planting, sloping ground andwater features.

� Are additional restraints, eg ties or outriggers, required during cleaning?

� Can the equipment reach all areas and navigate obstructions? eg brise soleil andexternal structures, such as entrance canopies.

� Is there room to store the equipment when it is not in use? Can equipment besecured against unauthorised use?

� Are toxic substances required to clean or maintain surfaces?

� Is specialist equipment and/or techniques, eg grit blast, required to clean surfaces?

� Can operatives be rescued from the workface in an emergency?

� Do the fixing details allow for replacement of individual elements independently?eg broken panes of glass. Is there a method of adjusting/aligning the new elementduring installation?

� Does the maintenance equipment have sufficient load capacity for replacementworks or will alternative access be required?

� Are lights, signage external louvers etc, accessible for maintenance?

� Will radio communication between operatives suffice? Will it function in the worklocations?

� Can all replacement parts be handled safely?

� Can replacement parts be standard elements to avoid temporary fixes while newparts are ordered?

� Is specialist access machinery required?

Figure 3.1 offers a way of selecting the appropriate methods for cleaning. For examplea traditional building, such as a small house, could have a façade length of 8 m with aheight of 8 m, which would justify a traditional method of cleaning. Whereas abuilding, which has a 50 m-façade length and is 20 m high would need a manual cradleor possibly even a powered cradle.

44 CIRIA C686


Figure 3.1 Appropriate methods of cleaning (courtesy Metric Handbook. Third edition, Architecturalpress)

The replacement glass panels canbe fitted from inside the buildingand special machinery is utilisedto handle and facilitateadjustment of the curtain wallingpanels. Temporary barriers areerected across the open façadeand operatives working outsidethis use harnesses. Although thisshows a new construction, thesame provision could be made forreplacement of the glass panels.

A roof mounted permanentcleaning cradle has beeninstalled to provide accessfor cleaning of this façade.Note the entrance canopiesand the step back in thefaçade, which need to beconsidered when decidingon an access strategy. In thisinstance separate cradleshave been provided for eachroof level.

45CIRIA C686


Structural engineers are inspecting this building façade. Rope access offers speed andminimal disruption to the building occupants.

This photograph showspartial recladding of anexisting building. Thereplacement panels arehandled using suckers, whichallow adjustment. However,the works have required asubstantial temporary worksplatform and goods hoist to

be installed to access the workface.

This 1960s office block is beingrefurbished. Hoist access has beenestablished to allow material andpeople to gain entry for floorrefurbishment work.

46 CIRIA C686


3.3.2 Roofs

47CIRIA C686

Scope Exclusions


� flat roofs

� pitched roof

� balconies and terraces

� car park decks

� skylights/roof lights

� guttering.

� glass roofs (see atria)

� fabric roofs.

Typical tasks

� cleaning and maintenance of roof and guttering

� access to roof mounted equipment

� access to roof mounted cleaning cradles

� inspection

� partial or full recovering, eg new tiles or new membrane.

Typical hazards

� falls from height, eg falling through fragile roofs

� dropping equipment and materials from height

� hazardous materials, eg bitumen, asbestos, lead or glues

� manual handling, eg tiles, paving slabs, large composite panels

� prolonged exposure to climatic conditions, eg sun or rain.



� the design life of all key elements

� the access and maintenance strategy for all key elements (identifying equipment provided)

� areas of a roof that are not designed to be accessed

� load capacities of different roof areas

� load capacities of floor plates below fragile roofs (to support scaffold)

� the make up of the roof, ie insulation, waterproof membrane.



� Provide adequate falls (remember to allow for beam deflections) to roofs andguttering to prevent accumulation of water or debris.

� Provide covers to gutters to prevent debris build up.

� Where possible avoid specifying fragile roof coverings or those that will weather tobecome fragile, eg fibre cement sheets and glass lights.

� Provide permanent access, eg stairs, fixed cat ladder to roof wherever practicable.

� Protect access, eg staircases and fixed ladders from unauthorised use.

� Will all access areas support at least the weight of a person? If not, considerincreasing material thickness, number of fixings or reducing span.

� Provide permanent barrier or parapet protection and signage to edges, gaps andholes, rooflights and other fragile areas.

� Where edge protection is not selected, provide a cable restraint system for use witha harness and fall arrest lanyard but only if the area needs to be accessed.

� Provide defined anti-slip roof ladders, walkways and/or platforms particularly onpitched or valley roofs for cleaning and access to plant.

� Are power supplies and lighting required?

� Consider parapets with cast in fixings but be aware that these will require frequentmaintenance and testing.

� Heavy access hatches should have assisted opening mechanisms.

� Watch for split-level roofs where additional ladders may be required to fullytraverse the area.

A permanent parapet barrierhas been fitted to this roof. Aremovable lightweight anti-slipwalkway has been fitted over avalley gutter providing a levelaccess around the roof. Thewalkway also protects the gutterfrom debris reducing the needfor access to the roof.

48 CIRIA C686


A lift shaft over run created a raised turret on the end of an office block roof. Therewas no requirement to access this roof other than to replace the roof surfacing everyten to fifteen years. However a cat ladder and a perimeter cable latchway system hadbeen provided by the designers. The provision of the ladder encouraged access. Thelatchway relied upon the harnesses being used and created an additional maintenanceand testing obligation.

A better strategy would have been to omit the ladder and the latchway and provide atemporary ladder and handrail every 10 to 15 years when resurfacing the roof.

This rooftop cleaning cradle allows thewindow cleaners to get into the cradlesafely, away from the roof edge. Abarrier prevents unauthorised access tothe roof edge and the cleaning cradletracks. This means the cradle canoperate without other people gettinginto the path of the cradle bogeys. Theplanters are kept inside the barrierallowing watering/pruning from aposition of safety.

This photograph showingre-roofing of a house wastaken some time ago.There is no edgeprotection to a steeppitched roof and workersare not using roofingladders. Their only accessto the roof is via long,untied ladders. Thereplacement materials areheavy and need to bemanually carried to theworkface via the ladders.

49CIRIA C686


A permanent staircase has beenprovided to allow access a higherlevel of roof. A handrail preventspeople from straying onto areasof the roof that do not have edgeprotection. Note the retrofittedraised walkways provided becausethe low pitch of the roof leads tostanding water, which freezes inwinter.

The boards and ladder treadshave also been made slip resistant.

This roof has conventional roofmounted access cradles and safetybarriers.

Fragile roof materials are a particularhazard on industrial warehouses. Theymay not be easily distinguishable fromthe ordinary roofing panels yet areunlikely to support a person. Somematerials are also prone to degradationin the external environment makingthem unsuitable for use in theselocations.

50 CIRIA C686


3.3.3 Atria

51CIRIA C686

Scope Exclusions


� vertical surfaces

� horizontal surfaces (internal and external).

� skylights and roof lights

� decorative features, eg shading.

Typical tasks

� cleaning and replacing glazing

� repairs, eg leaks

� replacing light fittings and lamps

� cleaning and relamping signage

� maintenance and repairs to mechanical and electrical equipment, eg smoke vents.

Typical hazards

� working at height

� manual handling

� working with cranes, hoists and other plant

� hazardous materials, eg glass

� occupied premises.



� the anticipated design life of key elements

� an access and maintenance regime for each element

� supplier and manufacturer details for all materials

� load capacity of glazed roof

� load capacity of floor below (for provision of access scaffold)

� the impact on the building during maintenance, eg will the atria need to be closed?

� cleaning strategy including access routes for mobile plant

� any specialist equipment the maintainer will need to hire or buy

– identify the person responsible for the detailed design of each element.



� Has the detailing of external surfaces been developed to reduce cleaning effort, egto avoid bird droppings, dirt streaking?

� Has a safe access strategy been devised for both routine maintenance andreplacement of elements?

� Is access provided by permanent gantry or cradles, or by mobile plant?

� Is there room to store the equipment when not in use? Can any equipment besecured to prevent unauthorised use?

� Are any additional restraints required by the equipment while in operation? egrestraint anchors, outriggers. Can the equipment reach all areas and navigateobstructions? eg brise soleil, bowstring trusses.

� Give special consideration to sloping or curved façades.

� Do any replacement parts or mobile plant need to pass through doors, securitybarriers, windows, lifts etc to get to/within the atria? Are the floor finishes suitablefor this mobile plant or is additional protection or strengthening required?

� Are mechanical, electrical and ancillary items, eg lights, signage and motorisedsmoke ventilation, planters, accessible for maintenance?

� Can the atria remain open while work is in progress or will work need to beprogrammed out of hours due to noise, work overhead etc?

� Are toxic substances required to clean or maintain surfaces? Can alternativeproducts be specified to reduce the maintenance or replacement period?

� Is any specialist equipment required? Are power and water (with local emergencyisolation) available to supply this equipment and any task lighting necessary? –work may be carried out at night.

� Will radio communication between operatives suffice? Will it function in the worklocations?

� Can operatives be rescued from the workface in an emergency?

� Do the fixing details allow replacement of individual elements independently, egbroken panes of glass. Is there a method of adjusting or aligning the elementduring installation? Can they be replaced from the inside or the outside?

� Does the maintenance equipment have sufficient load capacity for replacement ofunits or will alternative access be required?

� Can all replacement parts be handled safely?

52 CIRIA C686


This atrium cleaningcradle has a removableman box to allowmaintenance access inbetween the hugebowstring trusses, whichsupport the seven storeyglazed window wall andwould otherwise obstructa conventional cradlesystem. The accessprovision is local to thearea of work meaning theremainder of the atriumcan still be used whilecleaning is ongoing.

A fixed ladder access, permanentgantry and cable restraint systemhas been provided to allow accessto motorised smoke ventilationequipment and for cleaning of theglazed atrium roof. Theequipment has been positioned ateye level to aide safe repair. Thispicture shows several solutionsemployed at once. It is notsuggested that every solutionshould be used for each situation.

Since the introduction of the Workat Height Regulations, every effortwould be made to provide astaircase rather than the fixedladder.

Although depicting constructionworks, risk identified with installinglarge glazed panels has beencontrolled with the use of specialistmechanical plant (avoiding manualhandling). The specialist equipmentemployed is small, which allowsaccess to the work area.

53CIRIA C686


3.3.4 Windows


� Establish cleaning principles. Is it from the inside of the building or doneexternally?

� Consider pivot window to provide access to both sides from inside the building.

� Design windows to open inward or tilt and turn to allow cleaning from inside.

� Provide safety eyebolts to allow cleaners to use safety harnesses where windowsmust open outwards.

� Eye bolts do require regular inspection and generally 12 month testing.

� Use restrictors/locking systems on window to prevent full opening other than forcleaning.

� Design internal layout and window treatments, eg blinds/curtains to allow access tothe windows.

54 CIRIA C686

Scope Exclusions


� openable windows in brick/block/ stonework

� domestic windows.

� windows within curtain walling systems (seeFaçades, Section 3.3.1)

� sealed windows.

Typical tasks

� cleaning

� repair of frames, sealants, gaskets etc

� replacement of windows.

Typical hazards

� falling from height

� dropping equipment from height

� manual handling, eg replacing glass panes, or stretching and reaching to clean.



� the cleaning strategy for the windows

� the maintenance regime for the windows

� any specialist equipment the operator will need to hire or buy.


� If accessing externally consider situations where lower storeys obstruct access toupper windows, eg domestic extension.

� Design so windows can be reglazed and adjusted from the most suitable place.

� Consider window with multiple panes to reduce size and cost of replacement units.

� Specify low maintenance finishes to reduce maintenance work.

� Ensure access is available to external blinds/shading devices. Alternatively ensuredesign of moving parts to enable access from inside.

Reglazing strategies need to be consideredon an each and every basis.

For performance reasons it is sometimesbetter to re-glaze the window from theoutside. However for security reasonsground floor windows should be re-glazedfrom the inside. For tall buildings high-levelwindows should be re-glazed from theinside, for safety reasons.

Where possible, windows should be designed toopen inward for cleaning purposes. At the veryleast, eyebolts should be provided to allow thewindow cleaner to attach a harness system. Eyebolts require regular load testing.

This photograph showsreplacement of a largepane of glass. Note thedifficulty in handlingsuch a large pane andthe people andequipment involved.

55CIRIA C686


3.4 Building services

3.4.1 Mechanical services

56 CIRIA C686

Scope Exclusions


� boilers

� chillers, air and water cooled

� pumps

� pressurisation units

� air handling units

� fans

� heat rejection, eg cooling towers

� distribution systems, eg ductwork/pipework.

Typical tasks

� monitoring and metering

� regular, testing and inspection

� isolation

� water treatment

� part replacement.

Typical hazards

� hot and cold surfaces, eg boilers

� moving parts

� projecting parts at head or ankle level

� sharp edges and end, eg ductwork

� noise, eg air handling unit/chiller operation

� trip hazards

� pressure systems

� manual handling

� hazardous substances, eg water treatment, asbestos in old buildings.



� design life and maintenance procedures for all main plant


� schematics for complete systems (particularly where parts of systems have been replaced orrefurbished)

� a plant replacement strategy

– identify the person responsible for as built drawings and operation and maintenance manuals.



� Can remote monitoring be implemented to reduce local inspection?

� Can a more sophisticated control system, minimize wear and tear and reducemaintenance frequency?

� Can better quality plant be specified initially to reduce maintenance?

� Provide adequate emergency isolation and ventilation to plant rooms.

� Ensure evacuation and escape routes can be kept clear during maintenance.

� Provide emergency stop to plant with moving parts.

� All control panels require clear access and need to be at an appropriate height.

� Select the correct form of panel.

� Plant should be mounted on plinths to improve access.

� Place strainer drain, venting, dosing and monitoring points in sensible locations.

� Can the systems be tested without disrupting the building?

� Zone services to facilitate isolation.

� Avoid pipework and ductwork at head, ankle or floor level and ensure it does notobstruct maintenance space.

� Ensure ductwork is accessible for cleaning and fire dampers can be reached.

� Is there sufficient space for component parts, eg motors, compressors, condensertubes, heating and cooling coils, filters and fans, to be removed?

� Where access space is shared, is it reasonable that maintenance is not carried outon both items simultaneously?

� Consider access to tall plant, eg air handling units.

� Consider separation of plant to avoid unfavourable maintenance conditions, egkeep chillers separate from generators.

� Design standby systems for essential services to facilitate maintenance and avoidthe need for panic repair in the event of failure.

� Design in lifting beams for removal of heavy items.

� Can large items of plant be removed from the building and replacement onesbrought in, eg boilers, chillers, air handling units? Consider weight of plant andfloor finishes.

� Use standard arrangements and equipment where possible to reduce the amountof spare parts to be held and the risk of bad maintenance.

� Laminated system schematics of equipment should be provided in each plantroom.

57CIRIA C686


The illustration shows boiler sets located within basement plant space. Clear spaceforward of the boilers allows the doors to be opened and the tubes to be replaced.Permanent lighting is provided and fixed cat ladders to access the tops of the boilers.Incoming low-level pipework is located in trenches to avoid trip hazards. Dials andgauges are readable from floor level. The level of lighting is also very important inplant areas.

58 CIRIA C686


The pump sets are located on plinth to facilitate access and each has an emergency shutdown. The isolation valves, strainers and instrumentation are accessible from groundlevel as far as possible. Permanent but removable flooring is provided to the pipe riser.The level of lighting is also very important in plant areas.

59CIRIA C686


3.4.2 Electrical services

60 CIRIA C686

Scope Exclusions


� HV switchgear and transformers

� LV switchgear

� uninterruptible power suppliers

� generators and fuel storage

� lighting and power cabling

� loadbanks

� fire alarm systems.

� large scale generation and distributionsystems

� temporary or mobile systems.

Typical tasks


� regular testing and inspection

� switching and isolation

� moving, adding end user equipment eg lights, cameras

� part replacement.

Typical hazards

� working with electricity

� moving parts, eg generators and rotary ups

� noise, eg generator operation

� hot surfaces, eg generator exhausts

� hazardous substances, eg insulating oils and battery acid

� flammable materials, eg fuel oil

� trip hazards

� projecting parts at head or ankle level, eg fuel pipes

� sharp edges and ends, eg traywork.



� schematics for complete systems (particularly where parts of systems have been replaced orrefurbished)

� design life and maintenance procedures for all main plant



– identify the person responsible for as built drawings and operation and maintenance manuals.



� Is there lighting in awkward places? eg signage (internal and external), high atriaand entrance lobbies, over swimming pools, escalators etc. Think about fitting andlamp replacement.

� Are there security cameras in awkward places? eg high atria and entrance lobbies,above doors near delivery roads etc. Think about fitting replacements.

� Design lights in stairwells so they are accessible from landings if possible.

� Provide power supplies in public areas for cleaning and maintenance, eg atria andtoilets to avoid trailing cables.

� Watch high voltage light fittings, eg neon signs – do they need emergency isolationat the fire panel.

� Avoid busbar or tray work at head, ankle or floor levels and ensure it does notobstruct maintenance space.

� Lighting in electrical rooms should be supported by back up systems.

� Zone services to facilitate isolation.

� Avoid wet service routes in electrical rooms.

� Can remote monitoring be used to reduce local inspections.

� Would a more sophisticated control system reduce unnecessary wear and tear, thusreducing maintenance frequency?

� Ensure evacuation and escape routes are kept clear.

� Provide adequate ventilation cooling and emergency isolation in plant areas.Particular attention should be paid to equipment containing power electronics andbattery systems.

� Provide power supplies in plant rooms for maintenance equipment.

� Earthing and bonding should be visible.

� Can cabling be identified visually?

� All control panels need to have clear access to allow removal of switchgear pointsand whole assemblies. Electrical panels should be padlocked when shut.

� All outgoing electrical switches should be labelled using non-degradable materials,eg trifoliate.

� Doors to cabinets and panels should not obstruct escape routes when open.

� Can the systems be tested without disrupting the building?

� Monitoring devices, control values, gauges and fill points need to be accessible andat a sensible height.

� Is there sufficient space for component parts to be removed? eg transformers fromhousing, breakers from switchboard. Where access space is shared, is it reasonablethat maintenance is not carried out on both items simultaneously?

� Design standby systems for essential services to facilitate maintenance and avoidthe need for panic repair in the event of failure. Avoid locating main and standbysupply equipment in the same room.

� Design in lifting beams or trolleys for removal of heavy items, eg engines.

� Can additional cable trays be provided in risers to facilitate cable replacement?

� Does a dedicated access need to be provided for third party/utility providers?

61CIRIA C686


� Do the utility/third party providers have any specific requirements? eg local electricity board wanting 24 hr external access.

� Can large items of plant be removed from the building and replacement onesbrought in? eg generators.

� Laminated system schematics of equipment should be provided in each plantroom.

The electrical panel has clearaccess in front, permanent tasklighting, and all doors to thecubicles are locked shut. Theincoming supply at low level islocated in a trench withremovable covers to avoid a triphazard. Outgoing distribution isa high level.

Colour coded cabinets can beused to identify essential lifesafety services.

Avoid low level trunking, which presentsa trip hazard. Where trunking at lowlevel is unavoidable, provide ramps orstepovers to maintain a safe route.

62 CIRIA C686


Ensure as built drawings clearly record thedistribution routes to avoid accidentaldamage.

63CIRIA C686

The lightshave beenfixed in aposition thatwill makeaccess forreplacementor cleaningvery difficult.


3.4.3 Public health

64 CIRIA C686

Scope Exclusions


� potable water supply

� water treatment and storage

� sanitary systems and equipment

� water and gas fire extinguishing systems.

� guttering (see Section 3.3.2)

� below ground drainage (see Section 3.1)

� commercial waste and drainage systems.

Typical tasks

� cleaning

� repair

� water treatment.

Typical hazards


� musculoskeletal damage

� hazardous material, eg dosing chemicals, gaseous extinguishers.



� schematics for complete systems



� design life and maintenance procedures for all key plant

– identify the person responsible for as built drawing on operation and maintenance manuals.



� Provide access above and below tanks.

� Provide easy access to back mounted toilets and the like to allow for replacement offittings.

� Provide easy access to hidden cisterns.

� Provide power supplies (appropriately protected) in toilets for cleaning andmaintenance to avoid trailing cables.

� Allow sufficient space around plant for access.

� Provide monitoring systems (ideally remote), eg to tanks, to avoid need for manualmeasurement.

� Specify sectional tanks for water storage to facilitate ultimate removal andreplacement.

� Provide adequate ventilation, emergency isolation and call points in plant areas –particularly where gaseous extinguishers are used or stored.

� Have systems, eg water and gas extinguishers, been designed to be tested safely?

� Provide clear access to drain and isolation paints for all wet systems.

� Design incoming mains and distribution systems to be separate from electricalsystems.

� Are there specific access requirements for utility providers (eg fire/waterauthorities)?

� Design systems to facilitate cleaning and flushing.

� Specify adequate falls to avoid standing water.

� Gas extinguishants – need ability for emergency clearance and pressure release.

� Provide adequate frost protection.

A series of smaller tanks could be used toallow replacement both in terms ofmanual handling and avoiding the need tocut up in the plantroom to remove themfrom the building. Specifying enclosedtanks reduces the risk of someone gettinginto the tank.

65CIRIA C686


3.4.4 Vertical transportation elements

66 CIRIA C686

Scope Exclusions


� electric traction lifts

� hydraulic lifts

� escalators

� moving walkways

� machine room-less lifts.

� cable ways

� paternosters.

Typical tasks

� inspection

� cleaning

� maintenance

� minor repairs.

Typical hazards

� falling down the well from the landing

� gaining access to the car when it is not at the level of the landing or gaining access to parts ofthe car or well, which are not normally accessible

� working on tops of lift cars

� coming into contact with moving parts, eg danger of trapping clothing

� working with electricity.



� design working load


� safe working load for all lifting beams

� protection of general public while carrying out all types of maintenance and repair

� maintenance procedures for all elements.



� Is the lift size adequate for delivery of partitions, replacement parts etc, to otherparts of the building?

� Is the lift location in the building appropriate and does it provide sufficient accessto roofs and plantrooms?

� Can direct access to the goods lift from a loading bay or similar be provided?

� Is the type of lift appropriate?

� The lift well must be designed so that it is used exclusively for lift equipment.Cables, ducts, pipes or devices other than for the lift installation are not permitted.

� Provide permanent electric well lighting. Maintenance will be simplified if the sametype of lamps are used for the lift well and the lift machine room.

� For machine room-less installations ensure sufficient working area is provided forsafe maintenance.

� Where machine rooms are built on different levels, permanent ladders andremovable guard rails should be fitted if there is a change of level greater than 500mm.

� Are permanent lifting beams required for maintenance?

� Is access to the lift motor room restricted to authorised people?

� Provision of lighting in plant rooms to be 200 lux minimum at floor level.

� There must be sufficient overrun/refuge to be provided at top and bottom of liftshafts.

� There must be sufficient access to escalator pits?

� Are maintenance barriers available?

When designing scenic liftswithin a glass shaft, access needsto be provided to clean the innersurface of the lift shaft and theexterior walls of the lift. The topof the lift car must include apeople access platform withsafety rails and harness cleats,which provide access to all areasof the shaft that requirecleaning. A furtherimprovement would be toincorporate the cleaning withinthe lift maintenance agreement.

67CIRIA C686


3.4.5 Risers and other service voids

68 CIRIA C686

Scope Exclusions


� electrical risers

� pipework risers

� ductwork risers

� ceiling voids

� floor voids

� IT risers.

Typical tasks


� isolation, eg electrics/sprinklers

� cleaning

� repair and maintenance of above ceiling equipment

� pulling new cables.

Typical hazards

� falling from height, eg down risers

� working with electricity

� falling objects, eg dropping equipment from ceiling working

� musculoskeletal damage, eg working at awkward angles in ceiling voids

� asbestos – in old buildings, eg insulation to pipework

� working in confined spaces, eg risers containing gas services.



� any residual risks the operator needs to be aware of

� an access and maintenance strategy for equipment within the void

– identify the person responsible for co-ordination, eg services in riser, ceiling with above ceilingservices.



Risers

� Provide bunding to electrical and IT risers where water ingress is possible.

� Is there clear access to each service including fire dampers, monitoring devices andisolation points?

� Access around services may be needed for welding of flanges etc.

� Flooring needs to be provided in the riser (to match at finished floor heightoutside the riser).

� Flooring needs to be removable (but not easily so) or hinged to allow services to beinstalled/removed, but remember fire separation/barriers, which need to beinspected.

� Risers should have lockable doors (self locking but openable from the inside),which can be opened fully – preferably 180°.

� Avoid removable covers as there is a chance they will not get replaced. Wherethere is no alternative, use captive fastenings that cannot be discarded.

� Ensure separation of services, eg water, electrics and IT should be kept separate.

� Consider signage to door (ideally externally, but if this is inappropriate internally).

� Where possible include extra space in risers (especially IT risers) to facilitateinstallation of additional cables.

Ceilings and floors

� Are sections designed to be removable allowing access above/below?

� Consider location of accessible panels – avoid locations behind doors, above publicthoroughfares, in emergency exits etc.

� How heavy are the removable sections – should they be hinged?

� How deep is the ceiling/floor void? Will someone need to climb inside? – if so – is itrobust enough? Can they gain access safely?

69CIRIA C686


4 Work place hazards

This chapter provides guidance on common situational hazards and the generic activityof manual handling.

4.1 Working near water

Water, and the hazards it presents, mayimpede access in a wide variety ofsituations. These range from simplewater features through to swimmingpools, ponds, lakes, reservoirs, canalsand rivers and on a much larger scaleestuaries, harbours and docks. Otherthan the obvious risk of drowning, eachsituation presents a slightly differenttype of risk.

This may be the depth or temperature of the water, currents or tidal movements,contamination, floating debris, movement of boats and pontoons or the need to useelectrical equipment near water.

Where the situation of access near water will arise, designers need to recognise the risksand take steps to avoid, minimise or as a last resort control the risks to whichmaintenance personnel may be exposed.

70 CIRIA C686

An old warehouse building next to a canal was being refurbished and converted to air-conditioned office space. Roof top plant was located on areas of the roof remote fromthe canal and designated barriers and walkways were provided for safe access to andfrom the plant for maintenance.

Exam

ple

11

Lighting to a new swimming pool arena was placed at the edges of the enclosurewhere access could be provided from the top tier of seating. Other options consideredincluded permanent walkways and gantries within the roof structure. The concernwas that should bulbs be dropped during changing, broken glass would have to beremoved from the pool.Ex

ampl

e 1

2

Lighting and security cameras to a harbourside walkway could only be provided at theharbour edge. Drop down columns were used to support the equipment to allowmaintenance access from ground level.

Exam

ple

14

A walkway linking adjacent warehouses over the canal was designed as a pre-cast concrete structure, rather than using steel, to remove the need for regularmaintenance.

Exam

ple

13


4.2 Working near live roads and footways

Apart from the obvious hazard ofthe proximity of moving vehicles,working near live roads andfootways introduces risks to thirdparties (usually the public).

Where access is required in these circumstances, designers need to recognise these keyrisks and must look to avoid, minimise or at worst control risks to which maintenancepersonnel and third parties may be exposed.

As part of the landscaping to a building in a business park, ornamental ponds hadbeen located at the base of one elevation of the building where the façade steppedback. The building was air-conditioned and the same sealed glazing system had beenused throughout. Because of the step in the façade at the lower levels, the roofmounted cleaning cradle could not be used to clean the lower storeys. These low levelfaçades were accessible by ladder around most of the building but the presence ofthe pond on one façade presented a problem. The windows at these levels weredesigned to open inwards to allow cleaning from the office floor levels. Note: this was reflected in the internal layout of the desks and a suitable lockingsystem was provided to prevent unauthorised use.

Exam

ple

15

A building located on a busy high street has a façade, which abuts the pavement line.The building is a traditional brick structure with punched windows. The architectdesigned the windows to open inwards allowing both faces of the glass to be cleanedfrom the interior. This avoided the risk of cleaning equipment being dropped ontopedestrians below and allowed safe access for the window cleaner. If access hadbeen required externally the task would have required partial closure of the pavementcreating congestion and encouraging pedestrians to step into the road.

Exam

ple

16

A customer car park surrounds a warehouse style retail outlet. A manhole wasrequired at the point where the building drainage entered the public sewers. Thedrainage run and access manhole was designed to follow the line of a raised pavedfootway to prevent operatives having to work in the car park. The manhole coverscould be of lighter duty than if they had been located in the roadway, reducing the riskof injury through manual handling. The use of hinged covers ensured they werereplaced correctly upon completion of the work, reducing the risk of trip hazardsbeing created for pedestrians.

Exam

ple

17

71CIRIA C686


4.3 Working near railways

Strict rules and procedures applywhen working near operationalrailways and access (and the design ofaccess provision) in areas adjacent toor above live tracks must be approvedby the relevant authority. The key risksare being struck by moving rollingstock, damage to tracks or controlsystems and, where electrificationsystems are used (either overhead orthird rail), the risk of electrocution.

This area of work is highly regulated and no solutions are offered to various scenariosas safe access for maintenance and repair in these situations. Considerations must beagreed on a case-by-case basis with the responsible authority, and the requirements ofdifferent authorities may vary.

4.4 Working in confined spaces

Confined spaces are not necessarilysmall and can extend beyond thosetypically expected, eg sewers andmanholes. There is no physicaldefinition of a confined space. Otherexamples designers need to considerare shafts and trenches, tunnels, boxgirders, silos, tanks, ceiling voids,large ductwork, cellars andbasements, plantrooms and largeplant, eg boilers.

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Point to note

A well thought out design that minimises confined space issues will allow work to beundertaken more quickly and at less cost.


In some instances it is the type of work or materials used that may cause a space to fallwithin the definition of a confined space, eg spray painting in a small room. Althoughthe responsibility is on employers to carry out risk assessments and ensure compliancewith the regulations, designers are obliged to consider the likelihood of such a situationoccurring as part of the design process. For example:

Avoiding access – can the need to enter the space be designed out or reduced by someform of remote monitoring or vision panels?

Signage – provide signage warning personnel of the potential dangers.

Ventilation – design suitable ventilation (natural or forced) to prevent the build up ofgases, which may be toxic, flammable or asphyxiant. Provide separate inlets and outletsto ensure cross flow of air. Where spaces are designed to contain gases or liquids, ventor drain points are required to allow purging.

Space – operatives accessing these spaces may need additional personal protectiveequipment (PPE).

This may include: harness or breathing apparatus. In both cases the space provided –access holes, shafts or ladder hoops – needs to take this into account. The designersmust also consider the space required in any rescue operation.

Lighting – provision of permanent lighting.

Further guidance – HSE L101 Safe work in confined spaces. Confined Spaces Regulations1997. ACOP, regulations and guidelines.

A concrete water tank needed to be accessed for renewal of the internalwaterproofing membrane. The tank had a single access point of an approved size, butthis was fouled by the temporary ventilation system extract, which had to be installedto extract the paint fumes. So a second hole had to be created. Had the originaldesigners provided either a larger access hole or better still, two access holes(providing crossflow of air), maintenance access would have been improved.

Exam

ple

18

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Confined Spaces Regulations 1997

A confined space is any place, which by virtue of its enclosed nature, creates areasonably foreseeable specified risk. Typically however this might arise in manholes,basements, service voids, or plant rooms. The space does not necessarily have to besmall to become a confined space in this respect.

The regulations set out the procedures for ensuring a safe method of work, and inparticular the means of escape, and are generally directed at those implementing thework.

The relevance to designers is that by anticipating at the time of the design the likelyoccurrence of a confined space being encountered, during maintenance or repair work,measures may be taken to avoid or minimise the issues arising.

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Issue Possible action by designer

Hazardous atmosphere

Introduce enhanced ventilation. Change design to removesource of risk.

If not possible to avoid, design-in alarm/detector systems,or other safety devices.

Limited access Improve access to allow ready escape and rescue.

If it is not possible to design-out the likely presence of a confined space it is essential that thedesigner:

� provides a design philosophy statement, identifying the assumed safe method of work, includingthe means of escape and rescue

� highlights the significant residual risks in accordance with the CDM regulations for inclusionwithin the health and safety plan and file.


4.5 Manual handling

The very nature of maintenance and repair workmakes handling of equipment and materials akey factor in developing a safe method of work.The need for manual handling should bedesigned out where possible, (particularly inrelation to transporting equipment and materialsto and from the workface) but once at theworkface, some manual handling is usuallyinevitable. Manual handling does not just applyto lifting, but includes pushing, carrying, pulling,reaching and twisting.

Typically a load of 25 kg is considered to be the maximum load a single person shouldbe required to lift. However, this can be very much less depending on the worksituation and the person. HSE L23 Manual handling: guidance of regulations suggests thefollowing limits are appropriate. Where during lifting or lowering the operatives handspass through more than one zone, the lowest figure should be taken. They assume theload is easy to grasp and the operation is relatively infrequent. Where these limits areexceeded, consideration must be given to using more than one person, or the use ofmechanical handling aids, both of which have implications for the designer.

(source HSE L23 Manual handling guidance on regulations)

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Checklist of handling watchpoints for designers:

� manhole and trench covers

� access hatch covers

� demountable partitions

� removable ceiling sections

� removable panels in stonework

� removable parts for mechanical and electrical plant

� light fittings

� demountable cleaning cradles

� signage.

Manual Handling Operation Regulations 1992 (as amended)

These regulations impose a duty on employers to assess the manual handling activitiesthat may be necessary in the course of their workplace activities. These regulationsoverlap with other health and safety regulations.

Adequate space must be provided for correct manual handling of plant components upto defined limits. Thereafter the use of mechanical lifting and handling devices must beconsidered, which will have a significant influence on space provision around the plantitem and along the route of egress from the building.

Duties are placed on employers to assess risks and put in place measures to minimisethose risks. Employees have a duty to make use of those measures put in place for theirprotection.

In order to allow these regulations to be implemented by maintenance and repaircontractors, with compliant results, designers should give thought to the likely manualhandling scenarios at the design stage. Problematic situations should then be designedout.

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4.6 Noise and vibration

Access itself is normally unlikely to involve the exposure of people to either excessivenoise or excessive vibration, but designers need to be aware of both these hazards.

These hazards are particularly damaging because prolonged exposure, althoughextremely load noise can damage hearing during a short period of exposure. Particularcare must be taken if future activities will involve the need for people to be repeatedlyexposed to noise and/or vibration or to extremely load noises. This situation mightarise if frequent access or work was necessary in such an environment. Such risksshould be designed out if at all possible.

The levels of exposure that may harm people are given in the following regulations.

The Control of Noise at Work Regulations 2005

These regulations require that risks are assessed and managed and they also highlightthe limits at which certain actions are required if exposure to load noises isunavoidable. They are:

� the lower exposure action value of 80dB: employers are required to provideinformation about the risks and to make hearing protection available. This willtypically be when a conversation with someone two metres away is not easy. Inthese circumstances, operatives should wear hearing protection if they are exposedfor more than a few minutes

� the upper exposure action value of 85dB: signage is required, access has to becontrolled, hearing protection must be worn and the time people are exposed forhas to be limited. This will be when a conversation with someone one metre awayis not easy

� the exposure limit value, for very loud noises that people should not be exposed tounless absolutely necessary and then only with suitable protection.

Application of these regulations in detail requires training by experts in the subject.

The Control of Vibration at Work Regulations 2005

These regulations require that risks are assessed and managed and they also give thelimits that certain actions are required, if exposure to vibration is unavoidable. Theyare:

� the exposure action value for hand/arm vibration of 2.5 m/sq second: employersare required to take action to assess the risks in detail and minimise the risks

� the exposure limit value for hand/arm vibration of 5 m/sq second: for severevibration that people should not be exposed to

� the exposure action value for whole body vibration of 0.5 m/sq second: employersare required to take action to assess the risks in detail and minimise the risks

� the exposure limit value for whole body vibration of 1.15 m/sq second: for severevibration that people should not be exposed to.

Application of these regulations in detail requires training by experts in the subject.

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4.7 Asbestos

Access itself is normally unlikely to involve the exposure of people to asbestos (unlessaccess involves uncontrolled existing buildings), but designers need to be aware of thehazard.

The limits of exposure are so low that in effect all exposure to free fibres withoutsuitable protection is now illegal. Particular care must be taken so that future activitieswill not involve the need for people to be exposed to asbestos that is either present inthe air or (more significantly) may be released as they move around, disturbing dust, orby accidental damage to materials containing asbestos such as pipe lagging. Such risksmust in all normal circumstances be designed out and if this is not possible, strictcontrols must be specified. Any known asbestos left in a structure must be labelled sothat it will not be accidentally disturbed and fibres released during future access orwork.

The legal requirements concerning exposure to asbestos are given in the followingregulation.

The Control of Asbestos Regulations 2006

This regulation highlights the extensive and detailed requirements for all involved toidentify asbestos and to manage it properly. This has followed the realisation thatasbestos has been killing (and continues to kill) hundreds of people in the UK eachyear, including many who worked in the construction industry. Failure to comply islikely to lead to prosecution if the HSE becomes aware of non-compliance, regardless ofwhether harm has been done (which harm would not in any event be evident for manyyears).

Further information about asbestos may be found on the HSE website and is onapproved code of practice:

� L143 Work with materials containing asbestos. The Control of Asbestos Regulations 2006.Approved code of practice and guidance

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References

DETR and HSC (2002)Revitalising health and safety in constructionDiscussion document DDE20, DETR, London

EGAN, J (1998)Rethinking construction [Egan Report]DETR, London

EVANS, R, HARYOTT, R, HASTE, N and JONES, A (1998)The long term costs of owning and using buildingsRoyal Academy of Engineering, London

HEALTH AND SAFETY COMMISSION (2006)Work with materials containing asbestos. The Control of Asbestos Regulations 2006. Approved codeof practice and guidanceL143, HSE Books, Sudbury

HEALTH AND SAFETY COMMISSION (2007)Managing health safety in construction: Construction (Design and Management) Regulations2007. Approved code of practiceSecond edition, L144, HSE Books, Sudbury

INSTITUTION OF CIVIL ENGINEERS (2002)Recommendations for the inspection, maintenance and management of car park structuresThomas Telford, London

LLOYD, D and KAY, T (1995)Temporary access to the workface. A handbook for young professionals.Special Publication 121, CIRIA, London

NATIONAL AUDIT OFFICE and BOURN, J (2001)Modernising constructionReport by the Comptroller and Auditor General. HC session 2000–2001

OFFICE OF GOVERNMENT COMMERCE (2001)Achieving excellence through health and safety, Construction ProcurementGuidance No 10, OGC, London

SCOSS and KELLY, A (1999)Structural safety 1997-99: Review and recommendationsTwelfth report of Standing Committee on Structural Safety,Section 3.2, SETO, London

STRATEGIC FORUM FOR CONSTRUCTION (2002)Accelerating changeA report by the Strategic Forum for Construction, chaired by Sir John EganConstruction Industry Council


British standards

BS 2830:1994 Specification for suspended access equipment (suspended chairs, traditionalsteeplejack’s seats, work cages, cradles and platforms) for use in the building, engineeringconstruction, steeplejack and cleaning industries

BS 5655-10 to 14: 1995-2005 Lifts and service lifts

BS 6037-1:2003 Code of practice for the planning, design, installation and use of permanentlyinstalled access equipment. Suspended access equipment

BS 6132:1983 Code of practice for safe operation of alkaline secondary cells and batteries

BS 6133:1995 Code of practice for safe operation of lead-acid stationary batteries

BS 6423:1983 Code of practice for maintenance of electrical switchgear and control gear forvoltages up to and including 1 kV

BS 7121-1 to 14: 1998-2006 Code of practice for safe use of cranes

BS 7255:2001 Code of practice for safe working on lifts

BS 7430:1998 Code of practice for earthing

BS 7671:2008 Requirements for electrical installations. IEE Wiring Regulations. Seventeenthedition

BS 7985:2002 Code of practice for the use of rope access methods for industrial purposes

BS 8313:1997 Code of practice for accommodation of building services in ducts

BS 8411: 2007 Code of practice for safety nets on construction sites and other works

BS EN 752: 2008 Drain and sewer systems outside buildings

BS EN 1808:1999 Safety requirements on suspended access equipment. Design calculations,stability criteria, construction. Tests

BS EN 1990:2002 Eurocode. Basis of structural design

BS EN 12056-1 to 5: 2000 Gravity drainage systems inside buildings

BS EN 12811-1: 2003 Temporary works equipment. Part 1: Scaffolds - Performance requirementsand general design

BS EN 12811-2: 2004 Temporary works equipment. Part 2: Information on materials

BS EN 12811-3: 2003 Temporary works equipment. Part 3: Load testing

BS EN 13015:2001 Maintenance for lifts and escalators. Rules for maintenance instructions

BS EN 62305-1 to 4: 2006 Protection against lightning

BS ISO 15686-1 to 7: 2000-2008 Buildings and constructed assets. Service life planning

Statutory Instruments

SI 1989/635 The Electricity at Work Regulations 1989

SI 1992/3004 The Workplace (Health Safety and Welfare) Regulations 1992

SI 1997/1713 The Confined Spaces Regulations 1997

SI 1998/2306 The Provision and use of Work Equipment Regulations (1998)

SI 1998/2307 The Lifting Operations and Lifting Equipment Regulations (1998)

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SI 1999/3242 The Management of Health and Safety at Work Regulations 1999

SI 2002/2665 The Electricity Safety, Quality and Continuity Regulations 2002

SI 2002/2677 The Control of Substances Hazardous to Health Regulations 2002

SI 2005/735 The Work at Height Regulations 2005

SI 2005/1093 The Control of Vibration at Work Regulations 2005

SI 2005/1643 The Control of Noise at Work Regulations 2005

SI2006/2736 The Control of Asbestos Regulations 2006

SI 2007/320 The Construction (Design and Management) Regulations 2007

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Further guidance

Trade bodies

The Access Industry Forum (AIF) at: <www.accessindustryforum.org.uk>

The Ladder Association (LA) at: <www.ladderassociation.org.uk>

The National Access and Scaffolding Confederation (NASC) at: <www.nasc.org.uk>

The Specialist Access Engineering and Maintenance Association (SAEMA) at:<www.saema.org>

The Prefabricated Access Suppliers’ and Manufacturers’ Association (PASMA) at:<www.pasma.co.uk>

The Industrial Rope Access Trade Association (IRATA) at: <www.irata.org>

The International Powered Access Federation (IPAF) at: <www.ipaf.org>

The Association of Technical Lighting and Access Specialists (ATLAS) at: <www.atlas-1.org.uk>

Fall Arrest Safety Equipment Training (FASET) at: <www.faset.org.uk>

Publications

ARUP RESEARCH & DEVELOPMENT (1993)Flat roofing. Design and good practiceBook 15, CIRIA, London

BUSSELL, M, LAZARUS, D and ROSS, P (2003)Retention of masonry facades: best practice guideCIRIA C579, CIRIA, London

CENTRE FOR WINDOW AND CLADDING TECHNOLOGY (2005)Design of facades for safety: access for construction, maintenance and repairCWCT, Bath

CENTRE FOR WINDOW AND CLADDING TECHNOLOGY (2006)Standard for systemised building envelopes. Part 4: operable components, additional elements andmeans of accessCWCT, Bath

CHANTER, B and SWALLOW, P (2007)Building maintenance managementBlackwell, Oxford

CHARTERED INSTITUTION OF BUILDING SERVICES ENGINEERS (2005)Transportation systems in buildingsCIBSE Guide D, CIBSE, Balham

DEFENCE ESTATES ORGANISATION (1996)Space requirements for plant access, operation and maintenanceHMSO

DONALDSON, C and ARMSTRONG, J (2000)Toolkit for building operation auditsAG 13/2000, BSRIA, Bracknell

82 CIRIA C686


FAWCETT, W and PALMER, J (2004)Good practice guidance for refurbishing occupied buildingsC621, CIRIA, London

HARDING, J E, RYALL, M J and PARKE, G A R (eds) (1990)Bridge management 1 et seq – inspection, maintenance, assessment and repairSpon Press, London

HARRISON, P, MASAT, J, and PERIC-MATTHEWS, A (2000)Cladding fixings: good practice guidanceCIRIA C524, CIRIA, London

HEALTH AND SAFETY COMMISSION (2000)Legionnaires’ disease. The control of legionella bacteria in water systems. Approved code of practiceand guidanceL8, HSE Sudbury

HEALTH AND SAFETY EXECUTIVE (2000)Avoiding danger from underground servicesHSG 47, HSE Sudbury

HEALTH AND SAFETY EXECUTIVE (2007)Memorandum of guidance on the Electricity at Work Regulations 1989Second edition, HSR 25, HSE Sudbury

HEALTH AND SAFETY EXECUTIVE (2008)Safe work in confined spaces. Confined Spaces Regulations 1997. Approved code of practice andguidanceSecond edition, L101, HSE Sudbury

HEALTH AND SAFETY EXECUTIVE (2008)Health and safety in roof workThird edition, HSG 33, HSE Sudbury

HEJAB, M and PARSLOE, C (1992)Space and weight allowances for building services plant – inception stage designTN 9/92, BSRIA, Bracknell

INDUSTRIAL ROPE ACCESS TRADE ASSOCIATION (2000)Guidelines on the use of rope access methods for industrial purposesIRATA, Aldershot

INSTITUTION OF STRUCTURAL ENGINEERS (2007)The Operation and maintenance of bridge access gantries and runwaysSecond edition, IStructE, London

JAUNZENS, D, WARRINER, D, GARNER, U and WATERMAN, A (2001)Applying facilities expertise in building designBR 425, BRE, Garston

KEILLER, A and othersGuidance on glazing at heightC632, CIRIA, London

LIFT AND ESCALATOR INDUSTRY ASSOCIATION (2000)Guidance on the management of lifts and escalatorsLEIA, London

LIFT AND ESCALATOR INDUSTRY ASSOCIATION (2004)Recommendations to improve the safety of existing liftsLEIA, London

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NATIONAL ACCESS AND SCAFFOLDING CONFEDERATION (2005)Guide to Good Practice for Scaffolding with Tubes and FittingsTG 20:05, NASC, London (due to be updated)

NATIONAL ASSOCIATION OF LIFT MAKERS (now LIFT AND ESCALATORINDUSTRY ASSOCIATION) (1994)Principles of planning and programming a lift installationNALM

NHS ESTATES (1994)The control of legionellae in healthcare premises. Good practice guideHTM 2040, HMSO, London

NHS ESTATES (1995)Access and accommodation for engineering services. Good practice guideHTM 2023, HMSO, London

PARSLOE, C (1992)Design for maintainabilityAG 11/92, BSRIA, Bracknell

RIDAL, J, REID, J and GARVIN, S (2005)Highly glazed buildings: assessing and managing the risksBR 482, BRE, Garston

PATERSON, W S (1991)Selection and use of fixings in concrete and masonry: interim update to CIRIA Guide 4Technical Note 147, CIRIA, London

SMITH, B W (2007)Communication structuresTelford, London

WRc (2006)Sewers for adoption: a design and construction guide for developersSixth edition, WRc, Swindon

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A1 Health and safety legislation

Health and safety legislation in the UK is governed by the Health and Safety at WorkAct 1974 often referred to as the umbrella act, from which flows supporting legislation.

There is a vast array of health and safety regulations covering all types of worksituations, which are made under the auspices of the above Act. Further informationabout selected regulations that are particular to this guide are provided here.

A1.1 Management of Health and Safety at Work Regulations1999

These regulations impose a duty on employers to develop a systematic approach to riskmanagement to ensure the workplace is safe and healthy for their employees andothers who may be affected by their activity. It also provides a framework to assess riskand organise measures to prevent or minimise those risks, and set up systems for on-going surveillance.

As part of their duties under these regulations, employers must carry out riskassessment of the various activities carried out at the workplace, including maintenanceactivities.

These regulations require:

� risk assessment of the workplace for the employees and others affected by theiractivities

� preventative/protective measures to be put in place arising from the riskassessment

� health surveillance appropriate to the risks

� appointment of persons responsible for preventative/protective measures

� emergency procedures

� provision of information for those involved in risk assessment,preventative/protective strategies

� co-operation between employers who share premises

� training and instruction for use of machinery, dangerous substances etc

� provisions for temporary works.

Designers discharge their obligations under these regulations through Regulation 13 ofCDM. This requires the designer to identify significant residual risk and provide relevantinformation. By being aware of the obligations of others in respect of futuremaintenance and repair however, the designer may anticipate the information neededand the provisions necessary to allow work to proceed safely and without ill health tothose involved or affected.

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A1.2 Workplace (Health, Safety and Welfare) Regulations1992

These are applicable to all workplaces except those relating to means of transport,construction sites, sites where mineral resources are extracted and fishing boats. Theyset out the general requirements for the working environment, safety facilities andhousekeeping.

They focus on the specific issues, which affect the quality of the working environmentsuch as temperature, ventilation, lighting and cleanliness. The regulations imposeduties on the employer and persons having control of the workplace to ensure that theworkplace is fit for purpose, with a healthy and clean environment, and the equipmentand systems are properly maintained.

These regulations require the workplace, equipment and devices to be maintained tofunction efficiently. In this process, provisions should be made to permit maintenanceto be carried out properly and at suitable intervals.

The regulations require traffic routes to be suitable in terms of strength and stabilityfor the loads that will be imposed. Hence there is a requirement to assess the suitabilityof egress/ingress routes for replacement of major plant components.

Appropriate attention to detail at the design stage is essential, such that employees andbuilding owners can discharge their obligations.

A1.3 Provision and Use of Work Equipment Regulations 1992(PUWER)

These regulations place a duty on the employer to ensure that work equipment is safein use, and defines minimum requirements. The definition of work equipment is wideand ranges from fork lift trucks to portable drills. The definition of use covers thestarting, stopping, transporting, repairing, modifying, maintaining, serving andcleaning of equipment.

Employers’ specific duties include:

� maintenance of equipment

� protection from dangerous part of the equipment and from specific hazards

� isolation of equipment from power sources.

Equipment covered by the Regulations includes:

� equipment that operates at high or low temperatures

� controls and control systems

� stability of equipment.

Access for maintenance and repair should be designed to allow for these obligations tobe discharged safely and economically.

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A1.4 Construction (Design and Management) Regulations 2007

These regulations are known as CDM2007 and they are supported by an approvedcode of practice, which is published in the Health and Safety Commission (HSC)publication Managing health and safety in construction.

The regulations aim to improve all aspects of the management, design and execution ofconstruction work. Duties are placed upon clients, designers and contractors, and alsofor most projects of any size duties are placed upon a CDM co-ordinator and aprincipal contractor. All these parties are required to co-operate and co-ordinate theirwork. The regulations emphasise the need for competence.

Designers are required to perform their work so as to reduce risks to people at allstages of a structures life. This requires a risk management approach, which isexplained in Section 1.7.1 of this publication. They are also required to makeinformation available to others.

In setting out the CDM2007 duties of the various parties, the duties relating to healthan safety on construction sites (previously covered by the Construction (Health, Safetyand Welfare) Regulations 1996, which has been revoked) are now incorporated.

Guidance for designers upon CDM2007 may be found as follows:

� On the CDM2007 section of the website of the Construction Skills website:<www.citb-constructionskills.co.uk/CDM>

� CIRIA C662 Construction work sector guidance for designers (Ove Arup and Partners,2007)

� CIRIA C663 Workplace “in-use” guidance for designers (Gilbertson, 2007).

A1.5 Lifting Operations and Lifting Equipment Regulations1998 (LOLER)

These regulations complement PUWER and provide more specific requirementsrelating to lifting equipment.

The definition of lifting equipment is very wide and includes the attachments used foranchoring such equipment, eg eye bolts. All lifting equipment must be examined andtested, if it is used for lifting people, the frequency is greater than for other equipment.

The relevance for designers is that any safe access provision within the design thatincludes a lifting device, eg cradle, eye bolt, hoist, or a beam, will also leave the clientwith a legal responsibility for its upkeep in accordance with the regulations. It isessential that this fact is highlighted as part of the design philosophy statement, and includedalso within the health and safety file.

A1.6 Electricity at Work Regulations 1989 (EWR)

These regulations impose duties on employers and employees to minimise riskassociated with the use of electrical equipment: fixed, portable and self powered. Theregulations require adequate space and means of access to be provided where work iscarried out on electrical equipment.

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They are applicable to all places where work is carried out using electricity and coverall electrical equipment, including fixed, portable and self powered. There is nodistinction between high voltage and low voltage installations. The regulations place aduty on employers and employees and detail the principles of electrical safety ratherthan try to cover specific cases. The regulations impose an absolute duty in respect ofsome requirements, while others allow the lesser and more common test of so far as isreasonably practical.

These regulations require:

� systems to be constructed and maintained to prevent danger to persons

� equipment to be suitable for use in its location and environmental conditions

� all conductors to be suitably insulated, protected or located so as to prevent danger

� systems and equipment to be correctly earthed

� systems to have suitable protection against overcurrent and a means of isolation

� precautions to be taken while working on dead equipment to prevent it becominglive

� no person to be engaged in any work activity on or so near a live exposedconductor such that danger may arise (note: subject to several exceptions definedin the Regulations)

� adequate working space, lighting and means of access to be provided where workis carried out on electrical equipment

� persons to be competent to carry out the work involved or be under suitablesupervision.

A1.7 Work at Height Regulations 2005 (WaH)

These regulations revoke all previous references to working at height (WaH) and applyto all industries and work situations. Although designers are not duty holders they canplay an important part in ensuring that work at height stemming from the design doesnot create compliance difficulties for those actually doing the work, eg accessing highlevel lighting. It is important that designers are aware of the key elements of theregulatory requirements.

Definition

WaH is defined as “work at any height at which personal injury could result from afall”. The old 2.0 m rule has gone. WaH includes accessing and egressing anyworkplace.

Hierarchy of choice

The WaH regulations apply a strict hierarchy when deciding whether/how to work atheight:

1 Avoid work at height.

2 Prevent falls.

3 Mitigate falls.

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Each of these is qualified by the expression so far as is reasonably practicable and eachmust be considered, beginning with the first item, elimination of the hazard itself.

Organisation

All WaH must be organised, planned and supervised by competent persons.

Use of ladders

Although ladders are not banned, the regulations make it quite clear that they shouldbe a solution of last resort and then only providing that the strict criteria for ladders(set out in this Regulation) are satisfied.

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