CABE

Technical Report submission

Proposed new three storey Secondary Academy School

Land adjacent to

By

December 2020

1
In 2015 Council embarked on a new partnership with
dealing with new schools across
We have dealt with various new schools ranging
from primary, secondary, colleges and special needs schools, with more on
the way to us, which are currently at pre-application stage. I am part of
the plans examination team dealing with the various school projects,
which are then inspected by the Local Authority Building Control, within
the given areas.

LABC partner authority scheme is shared by all local authority building

control teams in England and Wales. Agents and Architects can choose to
work with any local authority to undertake all pre-application and plan
C1, C2
checking work, regardless of the project's geographical location. The
partner authority will then liaise with local authority building control
colleagues at the project location to discuss site-specific issues such as
drainage, contamination and liaison with the local fire service.

Having one point of contact regarding the plan checking aspect of these
projects is extremely useful for both myself and . We
C1
work closely with , the architects, fire engineers and various
D1, D2
specialists from early on in the design stage. This gives us the opportunity
to highlight any potential problems through pre-application meetings and
consultations. Good communication is paramount in delivering these C1, C2
projects, especially due to tight timescales associated with school
developments.

This report is based on the plans examination process of

School, . Due to the complexity of the
building and the limited words recommended for this report, this report
will mainly discuss the issues that arose with regards fire safety.

The proposed development consists of a ground, first and second floor

secondary school building. It offers a wide range of facilities including a
lecture theatre, main theatre, sports hall, café and various general
teaching spaces.

2
An initial pre application meeting was arranged where we met with
and the architects. When the initial pre-app meeting was
carried out, the plans were at an early stage and a Fire Engineer had not D1
yet been appointed. In this meeting we discussed my initial concerns. One A1, A2
of the main concerns was that the stairs had not been lobbied. Approved
B1
Document B vol 2 and BS 9999 advises that where two or more stairs are
provided it should be assumed that one of them might not be available B3

due to fire. It is therefore necessary to discount each stair in turn in order B2

to ensure that the capacity of the remaining stair or stairs is adequate for
the number of persons needing to escape. One exception to this is if the
B3
escape stairs are lobbied. It was explained to the Architect that as the
proposed plans was showing the stairs not lobbied and therefore the A1,A2
discounting of stair procedure would need to be adopted. This slightly D1
concerned the architects due to the potential increase in size of the stairs.
D2
Another concern was that the central lift was accessed from the open area
at ground floor level however at first and second floor the lift was situated A1

within the stairs. This was a concern as there was potential for smoke and A2
fire to spread from the open plan area into the stairs at first and second
floor level. I advised the architect to appoint a Fire Engineer at their
D1, D2, D3
earliest convenience who could advise them on possible stair width
increases and protection of the stairs in relation to the lift location. C1, C2

Discussions took place regarding which documents were to be used in the

design process i.e. BB100 or BS 9999. C1

The architect was advised the following information would be required: D1, D2, D3

C1
Full SE details for the project, this was to include site investigation,
foundation details, super-structure. C2

A fire strategy will be required noting which guidance documentation is to

be used and setting out the principle of means of escape, fire spread and A1, A2
access for fire and rescue service access.

Full site investigation report highlighting any contaminates found and B1, B2
remedial measures proposed.

3
Details of damp proofing and resistance to condensation.
A1, A2, A3
An acoustic report should be provided using the recommendations given in A1, A2,
BB93 Detailing the proposed sound resistance between teaching spaces
and from external noise pollution.
B1, B2, B3
A full ventilation strategy including adequate fresh air and suitable extract
B1, B2, B3
in kitchens, wc’s and other places of special interest.
C1
Toilet provisions, the number and location of toilets in accordance with the
A1, A2
guidance given in BS6465.

Full drainage details both foul and storm including internal plumbing and
drainage, sustainable storm drainage systems (SUDS).

Waste storage and tracking details for waste vehicles.

Details of heat producing appliances.

Details of stairs, ramps, handrails, details of glazing, protection from

falling, manifestation.

A SEBEM report will be required for the proposed new building including
details of over heating, ventilation, thermal elements and air tightness.

A detailed access statement to include external access parking, access in

and around the building, toilets provisions, lifts etc.

Time scales with these schools are very tight from conception to starting
on site. This provides challenges as quite often we are checking plans as C1, C2
works are ongoing, so any issues need to be raised at the earliest
D1
opportunity and it is essential that good communication is maintained
between us and the inspecting authority.

The application was deposited with Council on 12 September

2017, which included little more than general arrangement drawings and D1, D2
sections. The application and plans were then sent to Building

4
Control in accordance with LABC partnership scheme. Shortly after sending
the information, Building Control contacted us as works had
commenced on site and they had little or no information.

A basic tracker was produced and this was sent to the architect pushing
C1, C2, C3
them for further details. In particular structural details, ground
investigation and any drainage as these works had commenced on site.
This would at least enable to compare what was being carried out D1, D2, D3
on site to the details being checked by us. At this stage the architect was
advised that they were working at risk, as the application had not yet been
checked or approved and any site inspections would only consist of noting
what was on site and any possible contraventions, rather than approving E1
works.

The first details that were submitted were details of the stairs. The
architect advised me that they were seeking approval of this element as
A1, A2
they were setting out on site. I advised the architect that, as discussed in
the pre-application meeting, I could not make any comment on the stairs
and setting out alone without the fire strategy, as the widths of the stairs B1, B2, B3
would be determined by this and the occupancy of the building. The
architect advised they would discuss this with the fire engineer. Shortly
C1, C2, D1
after the initial fire strategy was issued.

The report noted that the design principles were based on BS9999
however where details are included in the scheme, which are not included A1, A2

in BS 9999 then guidance will be taken from BB100. B1, B2, B3

The fire strategy was checked against the guidance in BS 9999 and the
following observations were made: A1, A2

- The lift was still showing on the plans passing from the ground floor
open area into the stairs at first and second floor (Stair 3). The fire B1, B2, B3
strategy noted that the lift would return to the ground floor on
activation of the alarm with doors opening. This would create a
potential path for fire and smoke. Lift wells should either be
contained within the protected stairway or be enclosed throughout
their height with fire resisting construction. A lift well connecting

5
 different compartments should form a protected shaft. Further
A1, A2
details/justification would be required.
- There are 'dead-end' situations at second floor level (stair 3 and 5).
These need to be protected corridors. At stair 3, an additional cross B1, B2 B3
corridor door is required (adjacent to the disabled refuge) or
alternatively the whole corridor, up to the circulation area should be a
protected corridor.
- The final exit from Stair 3 is noted as 2050mm on the fire strategy plans C1, C2, C3
however the distance alongside the stair only appears to be the same
width as the stair. This should be the same width as the final exit due
to merging flow calculations, given in the fire strategy.
- The occupancy of the sports gallery was noted as 66 people however
the doors were opening inwards. Where a room contains more than
60 people, doors should open in the direction of escape.
- A cross corridor door is required to the right hand wing at second floor
level.
- Details required for both theatres with regards to gangways no of seat
etc.
- Hold open devices should be provided to doors which are to be used
day to day and general circulation. Smoke detection is to be
installed/positioned as per the guidance given in BS 7273-4 where hold
open devices are used on doors.
- Further details were required for the area over the central core and if
this is considered an atrium, details of ventilation should be provided if
required.
- Details of protection of steel frame, walls, cavity barriers etc.
- Confirm means of escape route from roof.
- The exit doors between pupils changing rooms are noted as 800mm. If
during community use this door is to take some of the sports hall and
the theatre, 800mm may not be adequate. The plan is showing double
doors but minimum width is noted as 800mm. Confirmation required.
- Provide details of the external wall details in relation to unprotected
area (elevation 2) as noted in the fire strategy.
- Provide details of the fire brigade access, tracking details, hydrant
positions.

6
Application for
Chartered Member
via Professional Interview
cbuilde.com v1.2 oct 19
By completing this application you agree that the information contained within it
has been given freely.

Care should be taken to ensure that ALL parts of the application are fully completed.
Please refer to the relevant guidance notes to accompany the application for
Chartered member via professional interview.

Personal Details
Surname: Title (Mr/Mrs/Miss/Other):
Forename(s):
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Employment
Employer’s Name: Job Title / Position: Senior Building Control Surveyor

Address:
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Membership of other Professional Bodies

RICS CIAT RIBA Other (Please State)

Have you ever been the subject of disciplinary action from another professional body? Yes [ ] No [✔]

2 Application for Chartered Member v1.2 oct 19

Supporters
The application should be signed by two Chartered Members of the Association, or of
a recognised related professional body, who have personal knowledge of you.

Supporter: Professional Qualification:

MRICS

Office Held: Employer:

Contact Tel: Relationship to Applicant: Manager
E-mail: Number of Years Known to
16
Applicant:
I certify that to the best of my knowledge and belief the information given by the applicant in the application for
membership is correct and I consider the applicant to be a fit and proper person for election as a
Chartered Member of CABE.
Signature: Date: 14.01.2021

Supporter: Professional Qualification:

MIFireE

Office Held: Team Manager Employer:

Contact Tel: Relationship to Applicant: Manager
E-mail: Number of Years Known to
20
Applicant:
I certify that to the best of my knowledge and belief the information given by the applicant in the application for
membership is correct and I consider the applicant to be a fit and proper person for election as a
Chartered Member of CABE.
Signature: Date: 14.01.2021

Employer
The person completing this section must be the applicant’s present employer, who may also be a
supporter of the application. If you are currently employed, this section must be completed by your
current employer. If you are not currently employed, you do not need to complete this section.

Name: Position: Group Manager

Tel:
E-mail:
I certify that the evidence provided to demonstrate the competencies are a true and accurate description of the
work carried out by . ... and I consider the applicant to be fit and proper person for election as a
Chartered Member of CABE.
Signature: Date: 14.01.2021

3 Application for Chartered Member v1.2 oct 19

Description of current job role

Personal Statement
This should be brief overview of who you are, what attracted you to the industry, career highlights and future goals.

4 Application for Chartered Member v1.2 oct 19

Demonstration of competence
To assist in completing the following, please refer to pages 14-19 of the Competency Frameworks:
https://cdn.ymaws.com/cbuilde.com/resource/resmgr/documents/competency_framework_v1.4.pdf.
Your statement may be supplemented by photographs, plans, reports, notes and any
other information that may assist in demonstrating competence.

Please complete this section by giving examples of how you have demonstrated
the following competencies
A) Use a combination of general and specialist building engineering knowledge and
understanding to apply existing and emerging technology relevant to your work.
A1) Maintain and extend a sound theoretical approach to the application of technology in building
engineering practice and demonstrate detailed knowledge of and the ability to apply technical
standards, codes, regulatory and other requirements relevant to your work.
A2) Use a sound evidence-based approach to problem solving and contribute to continuous
improvement in your building engineering work.
Competencies demonstrated e.g. A2

A1

A2

A2

A1

5 Application for Chartered Member v1.2 oct 19

B) Apply appropriate theoretical and practical methods to manufacture, assess, design, develop,
construct, commission, operate, maintain, de-commission and recycle using building
engineering process, systems, products and services relevant to your work.
B1) Identify, review and select techniques, procedures and methods to undertake building
engineering tasks and demonstrate suitable awareness of and the ability to work within the
legal, statutory and regulatory frameworks specifically relevant to your building engineering
work and how this relates to the work of others.
B2) Contribute to the assessment or design of building engineering solutions.
B3) Implement or assess building engineering solutions and contribute to their evaluation.
Competencies demonstrated e.g. B2

My role as a Building Control Officer involves legal, statutory and

regulatory frameworks on a daily basis. Statutory time frames B1
are evident in the decision making process. A decision is
required to be made on an application within five weeks, or eight
weeks if agreed with the applicant. Even with more complex
schemes, these time frames cannot be amended. There are also
statutory consultations which are required to take place with local B2
fire authorities and local drainage undertakers.

Within my technical report, when carrying out my initial plan

check, my knowledge of the Approved Documents, British B3
Standards and Building Bulletins is evident. This is further
demonstrated as the project progresses and various queries
arise.

Please refer to my technical report for further clarification.

6 Application for Chartered Member v1.2 oct 19

C) Provide technical and commercial management.
C1) Plan for effective project implementation or project management.
C2) Manage tasks, people and resources to plan and budget.
C3) Manage or work effectively within teams and develop staff to meet changing technical and
managerial needs.
C4) Manage or support continuous quality improvement.
Competencies demonstrated e.g. C2

When checking plans for compliance with The Building

Regulations, being organised is crucial. The Building C1
Regulations only allow a certain amount of time. The statutory
time given limits the amount of time you have to reach a decision. C2
Also with school projects there is usually a limited time the design
team have to develop a project from conception to construction. C3
Quite often works can be starting on site whilst the application is
still unchecked/undecided. It is therefore imperative that any
issues are raised at the earliest opportunity. Pre-application
meetings are a great way to iron out any potential problems
before the clock starts ticking.

Also with applications which are carried out through the

partnership scheme, you have to be extremely organised. Any C4
information has to be relayed back to the inspecting authority and
therefore records have to be up to date and in order.

This is further demonstrated in my Technical Report.

7 Application for Chartered Member v1.2 oct 19

D) Demonstrate effective interpersonal skills.
D1) Communicate in English with others at all levels.
D2) Present and discuss proposals.
D3) Demonstrate personal and social skills.
Competencies demonstrated e.g. D2

The adherence to The Building Regulations require excellent D1

communication skills. As technical issues arise these will require
discussions with parties with varying levels of knowledge and
understanding. Matters may arise where detailed technical
requirements need to be explained and discussed with
homeowners in clear layman terms.

As can be seen in my report, checking an application under a

partnership scheme also requires great communion skills. I may D2
have to consult with their local planning department, local fire
officers and the local inspecting authority, all of whom may not be
familiar to me. Methods of consultation can vary between
authorities. Also each query raised and any amendment to the
scheme has to be effectively communicated to all parties. When
sometimes a more pragmatic approach is required, this needs to
be discussed with the inspecting authority to avoid any conflict of
opinion when the work is inspected on site.

Part of my duties involve answering general queries from the

public and I also regularly deal with agents. I have various
partners which means that I am their sole point of contact, D3
therefore good communication is imperative to maintain a good
relationship. I like to help find a solution without compromising
The Building Regulations and that requires good communication
skills as inevitably there are occasions where you have to tell
people what they don't want to hear. In these situations, if you
can explain the reason why not, rather than just reiterating the
regulations people are often more understanding.

8 Application for Chartered Member v1.2 oct 19

E) Demonstrate a personal commitment to professional standards, recognising obligations to
society, the profession and the environment.
E1) Comply with the CABE Code of Professional Conduct and any other relevant code of conduct.
E2) Manage and apply safe systems of work.
E3) Undertake building engineering activities in a way that contributes to sustainable development.
E4) Carry out and record CPD necessary to maintain and enhance competence in own area of practice.
E5) Exercise your responsibilities in an ethical manner.
Competencies demonstrated e.g. E2

E1

E4

E3

E2

9 Application for Chartered Member v1.2 oct 19