Summary of Findings 4th February 2020

The Engine/Passenger Shed Station Approach

Temple Meads Station Bristol

BS1 6QH

Summary of Findings

Contents

1. Summary ................................................................................................................................................. 3

Survey Brief .............................................................................................................................................. 3

Survey Details ........................................................................................................................................... 4

2. Conclusion............................................................................................................................................... 5

3. Report of Recommendations / Action Plan .......................................................................................... 13

This risk assessment report was compiled by the S2 Partnership Ltd,

14-18 Avenue Business Park, Elsworth, Cambridge, CB23 4EY

Tel: 01954 267788 Fax: 01954 267795

Gainsborough House, 151 West George Street, Glasgow G2 2JJ

Tel: 0141 278 3108

Email: info@s2partnership.co.uk Website: www.s2partnership.co.uk

The contents of this report are based on information provided by the client and on the evidence seen at the time of our inspection.

The Engine/Passenger Shed development

Summary of Findings

1. Summary

Survey Brief

Survey Commissioned by:

Scope of Survey: Consultancy visit at the clients request to undertake a visual inspection/ to assess and ascertain the current levels of compartmentation and fire safety arrangements/management across the site to include the Nursery, The Engine Shed and the Passenger Shed.

Limitations / Exclusions: Findings are based on information provided by the landlord and on the evidence seen by the S2 Partnership auditor at the time of the audit (to include information relating to the current tenants of each area.

The audit is limited to areas of the site under the landlords and tenants’ control and addresses those parts of the property which were safely accessible at the time of the visit.

Issues were noted within the main Engine shed building where no automatic detection was No deficiencies were noted during the inspection of the remaining escape routes with fully compliant fire doors and correct signage noted as present.

As this document is primarily looking at the current arrangements, fire safety guidance documentation and management aspects were reviewed in detail, but an invasive inspection of the building was not carried out. The site inspection/walk-around has been predominantly carried out to identify the current requirements, and if the current levels of compartmentation are deemed adequate.

Other areas and issues excluded from the survey:

• Engine Shed container development to the rear/most Internal tenanted areas

• Roof areas

Any special instructions: To view and assess the compartmentation/ fire safety arrangements across the site where access was provided and the rear external alternative escape routes adjacent to the railway station access ramp. Main Engine/Passenger Shed buildings were confirmed as Grade I listed.

Summary of Findings

Survey Details

Survey Carried Out By:

The S2 Partnership, Elsworth, Cambridge, CB23 4EY

Risk Assessor:

Signature:

Contact Details:

Date of Survey: 4th February 2020

Summary of Findings

2. Conclusion

The recent site visit included visual assessments of the main Engine Shed, Passenger Shed and occupied nursery buildings to ascertain levels of compartmentation and the general fire safety arrangements within each of the accessible separate demised areas. The Engine Shed (Main Building). The internal common areas and means of escape were inspected with issues noted on the 2nd floor where most individual office spaces and mains cupboard contained no solid or compartment ceilings and therefore a fire within one of these areas would quickly spread and affect the main escape corridor which would become smoke filled. Although this presents a low risk to life safety due to the full and simultaneous evacuation policy, the risk to property damage including the original timber king roof trusses is greater. Breaches were also noted within the basement level incoming mains LV room (see the photos below) where excessive use of a PU foam (presumed as fire foam) have been used in large apertures. Most fire doors were self-closing and contained combination intumescent strips and cold smoke seals and were in a satisfactory condition. Exceptions were however noted for the 2nd floor West office entrance/stair lobby door which has a loose/defective glazed viewing panel (which has been reported to the landlord), and the mains cupboard doors within the Set Squared corridor which do not contain the required intumescent strips/cold smoke seals. A further fire door within the rear stair corridor was found to contain an added hardwood strip to its head which may not perform as required should a fire occur in this area. Although the fire alarm/detection system appeared to provide adequate coverage throughout most of the building, no automatic detection was noted as present within Server room 2 which could then delay discovery of a fire in this area. Overall the main tenant (Bristol University) fire safety management procedures were deemed as satisfactory to include all inspection/testing and maintenance regimes/training and regular evacuations. This being said, an independent fire risk assessment is highly recommended every 2-3 years. This would reduce any possible conflict of interest issues (as they are currently only completed in house) and provide a fully independent and comprehensive view of all required fire safety measures. Related photos:

2nd floor offices with no compartment ceilings/exposed timber king trusses

Summary of Findings

Excessive/incorrect use of PU foam within basement level mains LV room

Mains cupboard with ceiling breach and Lobby door with loose/defective glazing no strips/seals to fire doors

Summary of Findings

Fire door with added hardwood strip to head The Passenger Shed Access was granted to all required areas of this building which is currently used for large scale sales events/exhibitions/weddings on a booking/regular basis. The main areas include a large open plan space with an adjacent office, store/furniture rooms, commercial kitchen, rest rooms and loading bay area. It was reported that external caterers are brought in for each required event and supply their own ovens and appliances which are then removed following completion of each event. Given the age of the building, compartmentation is not to the current standards with a mix of original timber non fire rated partitions with noted breaches, original non fire rated single glazed panels, non-compliant fire doors (most of which are not self-closing and do not contain combination intumescent strips or cold smoke seals. Four exits are provided two of which are shared with the adjacent Engine Shed and were all considered compliant, being one operation to exit and with reasonable travel distances appearing to comply with the current requirements of BS9999. Extensive works are required to raise this building to the current standards and may not be fully achieved without further compensatory features or possible restrictions due to the listed status. A fully automatic fire alarm detection system is provided and is linked to the Engine Shed building with adequate automatic detection, provision of portable fire extinguishers and relevant fire safety signage. Although the current management procedures appear to be satisfactory, an independent fire risk assessment is again recommended to provide a comprehensive overview of the current arrangements and reduce any possible conflict of interest.

Summary of Findings

Related photos:

Main open plan event area Commercial kitchen area

Original single glazed (non-fire rated) glazed partitions separating the working areas from the main open plan space.

Summary of Findings

Existing internal doors either damaged or not self-closing/no intumescent strips/cold smoke seals

Questionable compartment panelled wall with noted breaches

Summary of Findings

Nursery Situated to the rear of the Engine Shed main building at ground floor level is a 96 place Nursery which occupies the ground floor only. The building is currently occupied by the Co-Op, with a compliment of 26 staff and capacity for 96 children within 5 designated rooms/laundry room, working kitchen staff room and designated staff/toddler rest rooms. Overall the standard of compartmentation was deemed satisfactory with minor breaches noted within the designated children’s toilet ceiling and a cable breach adjacent to the main staff office at high level. All fire doors appeared to be of a modern compliant standard containing viewing panels, working automatic self-closing devices and combination intumescent strips/cold smoke seals. No damage or integrity breaches were noted to any of the fire doors inspected. A total of three exit points exist to the front elevation with two at the rear, all of which were considered compliant and able to fully accommodate the proposed maximum occupancy numbers present at any one time. Please refer to the footnote later in this document regarding the external escape arrangements adjacent to the ramp of the main railway station access road. Poor lighting levels were also noted within most internal areas due to faulty fittings or lamps, none of which were noted as emergency light fittings but further investigation should take place to confirm that any required egress would not be affected due to loss of power. Two wall mounted electric water heaters were noted as present with expired testing dates, these should be tested to help prevent any faults which may result in a fire occurring. Related photos:

Compartment breaches noted within the children’s toilet ceiling and opposite the main staff room via cables/services.

Summary of Findings

Modern compliant fire doors noted throughout

Maintained fire panel with no faults showing Secure building access control with intruder alarm provided Note for all buildings: Any proposed development/internal or material changes can however have an effect on the current arrangements and indeed the outcome of these findings. Any proposed internal redevelopment/material changes may however be required to be accepted/passed via the local authority building control/conservation department and or the local fire brigade fire safety office.

Withheld under reg 12(5)(a) EIR

Summary of Findings

Rear external escape route arrangements: The external escape route under the arch and adjacent to the access road/ramped area was also assessed as part of the instructions for this development. The current arrangements provide and can be used as an alternative escape route for a number of the adjoining occupants/tenants to this development should the main primary escape routes be affected by smoke or fire and thus unusable. The routes were deemed satisfactory in respect of signage, lighting levels (although assessed during daylight hours only), travel distances and even surfaces to allow safe egress should the need arise. The width of the gates provided are however questionable in respect of the total numbers of persons who may be using this escape route at any one time and further investigation should take place to confirm these meet the current requirements within approved document B of the current building regulations and thus accommodate the maximum number of persons likely to be using this route. Related photos:

Rear alternative/secondary escape route adjacent to the main railway station access road/ramped area.

Summary of Findings

Risk Priorities: INTOLERABLE – Immediate Action SUBSTANTIAL – Within 1 month MODERATE – Within 6 months TOLERABLE – Within 12 months or No Action

JLL The Engine/Passenger Shed/Nursery, Station Approach, Bristol, BS1 6QH 4th February 2020

© S2 Partnership Ltd, - Version 1 0217 Page 13 of 13

3. Report of Recommendations / Action Plan

Item Hazard / Problem Further Action Required Priority Comment / Action Initials

1. Compartmentation issues to all identified common areas

Responsible person/persons to produce an independent fire risk assessment and consider separate compartmentation surveys for all required areas/complete all required remedial works.

Moderate Risk

Responsible persons to action accordingly/ cooperate and conclude

RP

2. Common area Fire door deficiencies within the means of escape

Responsible person/persons to ensure all common area fire doors are regularly inspected to highlight any deficiencies and complete any required remedial works.

Moderate Risk

Responsible person/s to action accordingly

RP

3. Question over the existing gate widths/confirm the maximum number of persons who may escape using the alternative external route

Responsible person/persons to investigate the current gate widths to ensure they are compliant for the number of persons likely to be using this escape route at any one time.

Moderate Risk

Responsible person to action accordingly

RP

4. Confirm any material changes with local authority building control/conservation and record within a suitable and sufficient fire risk assessment

Complete an updated fire risk assessment for each building following completion of any permitted material changes to the building and share all documentation under the requirement for cooperation/coordination.

Moderate Risk

Responsible person to action accordingly

RP

Assessment by:

Site Assessment Date: 07/02/2020 Reassessment Date

During change of ownership/review of the fire

risk assessments/when requested by the client

under reg 12(5)(a) EIR