This question usually comes up during the conversion of a building into multiple occupancy dwellings, or during a Fire Safety Inspection. Usually the answer is the same in both situations, the means of escape requires the provision of an external metal fire escape.

Below is a more detailed analysis of the above.

Where the Requirement is Located

The order that governs Fire Safety in England, The Regulatory Reform (Fire Safety) Order 2005, and The Building Regulations, Part B 2010, outline the requirements for Fire Safety and the means of escape from Fire Safety in various premises. The Order and The Regulations place a responsibility on the employer or the building owner, to appoint a person to carry out a Fire Risk Assessment. If the assessment illustrates that the means of escape is inadequate, the employer or building owner must provide an adequate means of escape.

During the conversion of a building to multiple occupancy dwelling, from a commercial to residential use, The Building Regulations, Part B, applies to the change of use. If, during the change of use, it is not possible to provide adequate Fire Safety and the means of escape within the building, an external means of escape may be required.

There is no set height at which a building is required to have an external escape route. An assessment on the layout and use of the building, and available means of escape, is required. The opinion on this is typically given by the Building Control or Fire Authority.

reasons for provision

Most circumstances which require the provision of a means of external escape from a building include:

Extension or alteration to a building to provide further habitable accommodation at an upper level and no escape from that level.

Where upper level flats are created through the conversion of a building, and no means of escape for the upper level flats is provided.

Where a Fire Risk assessment for business premises indicates that staff on upper levels have only one means of escape.

Where a Licensed or Public House has conditions applied to it by the Fire Authority, which limit the number of customers allowed on the premises and/or limit the number of exits to the premises.

External fire escape staircases must comply with the requirements of BS 5395-3. In the majority of situations, the minimum width of a fire escape staircase would be 1000mm.

Within the limits specified, a steeper stair can be designed. This is important for small rear yards, where a more compact stair can be located.

Landings are required for all changes in direction, and at the top and bottom of the stair.

Treads must be slip resistant. Treads may be open or closed metal. Smooth metal treads are unacceptable on escape routes.

There must be a secure connection to the building, and the design should not rely on the facade for support. The connections to the building are of the greatest concern to the building control and structural engineer.

If the stair width requires, handrails must be provided on both sides of the stair. Handrails must be provided at the top and bottom of the stair.

Maintenance free and long service life are the primary concerns when selecting the material of an escape route. Hot-dip galvanized steel is an appropriate material, and other materials should not be used.

An escape route may be located on the side or rear of a building within the limits of permitted development. Escape routes may be located outside of listed buildings which are not in a conservation area. However, in many locations where there is a conservation area, particularly in the city center, other restrictions may apply.

If granted permissions for permitted development is not sufficient, a householder or a commercial planning application will be needed. It should be noted that the fire safety requirements do not determine a planning permission. Both requirements should be satisfied in order to achieve a legal planning permission.

What is needed Prior to Contacting Anyone?

A rough floor plan showing the proposed escape location, over what floors this will cross, and any obstructions at floor level (walls and drainage for example). Show any constraint at ground level, such as adjacent property boundaries.

This information will be beneficial to discuss the general feasibility of the proposal.

The details and design of the structure may require the sign off of a chartered structural engineer by the building control or the fire authority.

We have experience in designing, fabricating and installing external fire escapes in Sheffield, Barnsley and surrounding areas, including Listed buildings. If you require a fire escape, and have had a fire risk assessment, contact us and we will advise you on your obligations.