Pippin Mansions
Building Safety Cases
East Village Management Ltd (EVML) has not yet been asked to apply for a Building Assessment Certificate (BAC) by the Building Safety Regulator (BSR) so we have yet to submit an associated Building Safety Case Report.
This report will demonstrate how fire and structural safety risks are being managed. This document is under constant review from the Building Safety Regulator. The report summarises the steps the Principal Accountable Person (in this case, EVML) has taken to identify, assess, remove, reduce and manage building safety risks.
Means of Escape
Flats exit directly into lobby with half hour fire doors protecting the single staircase means of escape with final exit at ground level. Escape from ground floor covered car park is available via a secondary exit route. Signed fire exit is also available at 1st floor leading into courtyard and steps to street level via secure automatic gate.
AOV System
Automatic opening ventilation (AOV) system consists of smoke shaft vent louvers in the internal corridors and a roof vent hatch at the head of each staircase, operated by smoke detectors. Corridor smoke vent override facilities are provided within the staircase enclosure at each level.
Risks
External Walls
A full Fire Risk Appraisal of the External Walls (FRAEW) is available, and the summary for your building is below. If you’d like to see it in full or prefer a printed copy, please let us know. Work is not required to the external walls or the balconies on your building.
Internal Work
Compartmentation (walls and lift shafts)
We’ve been assessing the internal walls, and the initial findings show the walls may not offer enough fire protection. This affects the corridors, lift shafts and some apartment walls. We’re well underway in planning the solution which will prevent smoke or fire spreading. Depending on the advice of our fire engineers, we’re planning to submit an application to the Building Safety Regulator (BSR), to approve the remediation plan. We’ll then appoint a contractor to complete this work.
Fire doors
Following a thorough investigation, we’ve found that most of the internal fire doors within your building do not meet fire safety standards. We’ll replace all affected doors and door frames as part of the internal work we’re carrying out. We’ll contact you in advance if your front door needs replacing.
Automatic Opening Ventilation (AOV)
The AOV is designed to extract smoke from buildings in the event of a fire, to ensure escape routes remain smoke-free. Some parts of the system are aging and need replacing. We’ll repair issues as soon as they arise.
Fire Risk Appraisal of External Walls (FRAEW)
Understanding the summary FRAEW:
PAS 9980 includes five risk level outcomes as summarised below:
- Low: The rate and extent of fire spread via the external wall construction is within normal expectation and risk is sufficiently low that no remediation is required.
- Medium (Tolerable): Risk is heightened but is nevertheless considered to be tolerable. There is potential to accept the heightened risk (subject to periodic review) provided any risk-proportionate actions are undertaken. In some cases no action is advised.
- Medium (Uncertain): Risk might be heightened, but it is not possible to determine that the risk is so high as to require risk reduction or sufficiently low that it can be tolerated.
- Medium (Upper): Risk is heightened to an extent beyond that which can be tolerated and risk reduction is required.
- High: Risk is significantly heightened, and risk reduction (remediation or mitigation) is required.
