Fire Sprinkler Systems

I am currently designing an extension to my hotel in Devon. The extension is being used for conferencing and live entertainment. The groundfloor is 11.5m X 30m with a ceiling height of 3.65m. The roof space is being used for staff/private accommodation, office and utilities. The question that seems to be unanswered is if I am required to fit a sprinkler system, or whether a standard fire alarm system is required. The ground floor has 3 double doors along its length on both sides.

Could you please advise me of what is actually required.

Minor correction to answer 1. BRE (formerly the Building Research Establishment)now a registered charity owned by the BRE Trust.

could fire sprinklers oleviate the need 4 fire breaks between walls of ajoining flats or floors or the protected escape route. just wondering if could be a low cost option. or a quick way of fire protecting during convertions of older buildings for residential low cost housing

Subject: Fire sprinkler systems

Question 1: The Building Regulations in Scotland are changing with a requirement in 2005 for sprinkler systems to be fitted to new sheltered housing and residential care homes. Are there any similar proposals under discussion for England and Wales?

Answer 1: The introduction of sprinkler systems in England and Wales within various types of buildings is increasing. The proposed new edition of Approved Document B released as a consultation document in 2005 considers the installation of sprinklers in certain residential premises and residential care homes. It is stated in this document that the revised guidance for residential care homes is based on that issued by the Scottish Building Standards Agency. A new British Standard (BS 9251) related to residential sprinklers has been released in 2005. This document is a code of practice for the installation of sprinkler systems for residential and domestic occupancies. The new BS 9999 released in 2005 as a Draft for Development promotes the effectiveness of sprinkler systems in the reduction of fire risks.

The British Research Establishment has recently (February 2004) published a survey on the effectiveness of sprinklers in residential premises.

A partnership has been created in 2000 between different authorities and associations resulting in the installation of residential sprinklers within 212 properties at Studley Green, Trowbridge, Wiltshire. In 2000, the British Standards Institution issued a Draft for Development document, DD 251 ? Sprinkler system for residential and domestic occupancies ? Code of practice. This document has then become BS 9251 as stated above.

As fire engineers we are increasingly aware of projects in which the installation of a sprinkler system is considered as a solution. Therefore, to directly answer your question: yes, there are similar proposals under discussion for England and Wales.


Question 2: Even if there are not, are we required to consider the fitting of sprinklers where there is a disproportionate lag time between alarm activation and evacuation of occupants from final exit door (more than 7 minutes)? If so does this only apply to premises we own or control, or to carry out a risk assessment and make recommendations for the fitting of sprinklers at any premises where our service users live, and we provide a service for them in their own home.

Answer 2: When we prepare fire safety strategies for a building, it is very common to meet items of non-compliance when compared to prescriptive requirements, and means of escape issues are often amongst them. The consideration of a sprinkler system to reduce the risk presented by the lag time referred to above is not an explicit requirement under legislation. The reason is that the same goal (the reduction of the risk to occupants) can be achieved by other precautions. For example, increasing the level of compartmentation within the building will reduce the risks from fire/ smoke to the occupants. The fire and smoke will be contained and it will therefore allow for a longer evacuation time. Other fire precautions involve smoke ventilation, high level of detection and alarm, good level of management, etc. When designing fire safety in a building, it is paramount that all options are given due consideration in order to provide the best level of fire safety practical to occupants, and considering the provision of sprinklers is an option that shouldn?t be neglected. To summarise, considering the installation of a sprinkler system is not always a requirement, but is however deemed to be an often worthwhile option, which benefits not only life safety aspects but also property protection issues.

The Building Regulations in Scotland are changing with a requirement in 2005 for Sprinklers Systems to be fitted to new sheltered housing and care homes. Are there any similar proposals under discussion for England and Wales?

Even if there are not, are we required to consider the fitting of sprinklers where there is a disproportionate lag time between Alarm activation and evacuation of occupants from final exit door(more than 7 minutes)? If so does this only apply to premises we own or control, or to carry out a risk assessment and make recommendations for the fitting of sprinklers at any premises where our service users live, and we provide a service for them in their own home.