COMMENTARY ON ANNEX A

a) Primary Focus:

The British Standard primarily aims to protect life, but property and business loss should also be assessed and managed.

b) Fire and Smoke Spread:

Major causes of property damage and business interruption; detection and control are crucial.

c) Sprinklers:

Effective in reducing fire severity, providing property protection, and potentially reducing other fire precautions.

d) Mutual Benefit:

Addressing life safety and property protection together enhances overall safety.

e) Guidance and Standards:

Insurers and industry bodies offer guides on property protection, arson prevention, and design standards, including LPC design guides and Approved Document B.

A.1 General

a) Risk Assessment:

The primary method for evaluating potential property and business loss.

a) Key Considerations:

· Existing fire safety systems and equipment.

· Level of fire prevention management.

b) Outcome:

Use the risk assessment results to determine:

· Necessary fire safety systems and equipment.

· Their role in property protection.

· Management responsibilities for maintaining and operating these systems.

NOTE 1 The risk assessment for property protection and business continuity could be an extension to other risk assessments carried out for life safety as required under various legislation.

NOTE 2 By carrying out a property protection and business continuity risk assessment, the consequences of fire on property and business loss can be highlighted to the owner, occupier, operator, tenant, designers and insurers.

A.2 Aims of a property protection and business continuity risk assessment

a) Link:

Connect provisions for life safety with property protection and business continuity.

a) Risk Assessment Goals:

Property Protection:

· Safeguard contents.

· Protect fabric and building services.

Business Continuity:

· Prevent loss of trade.

· Ensure operational continuity.

· Protect records.

NOTE Further advice and guidance can be obtained from the FPA design guide Essential principles [85].

A.3 Responsibilities

a) Responsibility for Risk Assessment:

Can be taken by:

· Owner, occupier, operator, tenant, or concessionaire (self-assessment).

· Competent design team member.

· Insurer’s fire specialist.

· Risk manager/engineer.

· Fire safety engineer.

b) Level of Detail:

Determine during responsibility allocation.

c) Insurer Discussions:

Conduct at an appropriate design phase, including contingency planning.

d) Design Changes:

Discuss with relevant authorities to avoid adverse impacts on life safety.

e) Conflict Resolution:

Life safety should take priority over property protection if unresolved conflicts arise.

NOTE 1 The responsibility for agreeing the level of fire precautions, and fire prevention management in relation to insurance, lies solely with the insurers or their agents and their client. The result of these discussions might result in a change of brief or increased fire precautions in the building.

NOTE 2 There is frequently a life safety benefit as a result of a property protection measure. It might be possible to remove or simplify some life safety measures, in negotiation with the relevant authorities, when more stringent property protection measures are adopted.

A.4 Acceptable level of risk

a) Establish Acceptable Risk:

Determine the acceptable level of risk to property or business during the design stage.

b) Comparison with Life Safety:

Compare this acceptable risk level with the design criteria for life safety.

c) Identify and Incorporate Standards:

Identify any necessary increases in performance standards for property protection or business continuity and incorporate them into the design.

A.5 Risk assessment methodology

a) Agree on Risk Assessment Type:

Determine the appropriate type of risk assessment, ranging from a simple statement of acceptable losses to a detailed quantified analysis.

a) Adapt as Design Develops:

Adjust the level of detail in the risk assessment as the design progresses, especially during the fitting-out phase.

b) Meet Risk Assessment Aims:

Ensure all stakeholders understand the potential risks, required performance of fire safety systems, and management needs.

c) Stage 1: Assess Inherent Protection:

Evaluate the level of property protection and business continuity provided by the life safety provisions in the design.

d) Stage 2: Identify Additional Protection:

Identify any extra fire protection measures needed, paying attention to potential single points of failure that could disrupt business operations. Consider adding redundancy for key business elements and supporting services.

NOTE Whilst life safety takes priority in case of conflict, it is possible that improved property protection might replace a life safety feature without compromising overall safety.

A.6 Qualitative risk assessment

COMMENTARY ON A.6

a) Qualitative Risk Assessment:

Determine and agree on an appropriate risk assessment technique at an early design stage.

b) Strategy Development:

Once aims for property protection and business continuity are set, develop a strategy based on the risk assessment, focusing on controls for fire prevention and fire development.

c) Controls on Fire Development:

· Fire Prevention Management:

Manage ignition sources, combustible materials, and maintain fire safety systems.

· Detection and Alarm:

Ensure effective fire detection, alarm systems, and first aid fire-fighting measures.

· Automatic Fire Suppression and Smoke Control:

Use automatic systems like sprinklers or smoke control systems to manage fire growth.

· Compartmentation and Structural Fire Protection:

Implement fire-resistant barriers, fire-stopping, and structural fire protection to contain fire.

· Fire-fighting Facilities:

Assess fire-fighting facilities, taking into account the fire service's response time and the building's structural integrity.

· External Fire Spread and Building Separation:

Ensure adequate building separation to prevent external fire spread, with special attention to glazed façades.

d) Sequential Control Assessment:

Evaluate the success or failure of each fire control mechanism in the risk assessment to identify improvements and potential single points of failure.

Annex A (normative) Additional recommendations for property protection and business continuity