Client Organizations

Fixing ‘Priory Hall’ in Dublin – Practical Solutions Needed Now !

2011-10-18:  A large ‘can of worms’ has recently been opened in Ireland …

For the last few days, including today, I have been listening intently to Joe Duffy on the RTE Radio ‘Liveline’ Programme at lunchtime.  Joe is being very cautious because he cannot quite believe his ears … either about the unfolding harrowing events for occupants in ‘Priory Hall’, Donaghmede, Dublin 13 – a Private, Multi-Storey Apartment Development – or the tales and anecdotes about Irish Building Sites during the Celtic Tiger Years.

This will be of no consolation to anybody … but the big surprise, for me, is that there is so much public shock.  ‘Priory Hall’ is the Tip of the Iceberg !   Ireland’s current dysfunctional approach to the development of Our(!) Built Environment … has been designed (for want of a better word) in a chaotic, haphazard and malevolent way … to end up in exactly the sort of mess which we are all now witnessing in North County Dublin.

Just to be clear … what has been happening in the Irish Construction Industry, during the boom years, has been happening for twenty years all over the country … more precisely, since the introduction of Legal National Building Regulations, with NO Effective Building Control, in 1991 … and, before that again, in those parts of this jurisdiction, outside of the major urban areas having Legal Building Bye-Laws, and Effective Building Control, i.e. mandatory inspections by competent local authority personnel at the foundation level and drainage level of all building sites … and, depending on the type of project, occasional or frequent inspections above ground level.

[ 1991:  Statutory Instrument No.304 of 1991 – Building Control Act, 1990 (Commencement Order), 1991;  Statutory Instrument No.305 of 1991 – Building Control Regulations, 1991;  Statutory Instrument No.306 of 1991 – Building Regulations, 1991 ]

And the biggest joke of all … is that the sum of the many resources, both human and material, required to repair sub-standard construction throughout Ireland … will count as a positive contribution towards the economic indicator of GDP (Gross Domestic Product) !   FUBAR

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Colour photograph showing 'Priory Hall' ... a private, multi-storey apartment development located in North County Dublin, Ireland. Click to enlarge.
Colour photograph showing 'Priory Hall' ... a private, multi-storey apartment development located in North County Dublin, Ireland. Click to enlarge.

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PRACTICAL SOLUTIONS NEEDED NOW

What I have not been hearing from the radio, or reading in the newspapers, is practical solutions.

Lest there be any doubt … this is one of the professional services we provide at Sustainable Design International !

So … how do we fix Priory Hall as the situation now presents itself … in such a way that, as soon as it is practicable, a satisfactory level of long-term safety, protection, convenience and comfort will be provided for the occupants of Priory Hall … and the social wellbeing of the local community, there, can be restored.

Afterwards … we can worry about who’s responsible, and about the reasons for the many ‘system’ failures in Ireland.

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FIXING ‘PRIORY HALL’ IN DUBLIN

The following list of practical suggestions … a simple roadmap … is addressed to the Owners and Occupants of Apartments in Priory Hall.

As they have a large vested interest in the problems of Priory Hall … either directly or indirectly … no assurances or undertakings should be accepted, on face value, from either Dublin City Council (DCC) or the Department of the Environment, Community & Local Government (DECLG) … or their representatives.

     1.  Informed Consent of Apartment Owners and Occupants

Demand that the Informed Consent of the Owner/Occupant of an Apartment is required, in writing, before any necessary Corrective/Repair/Refurbishment Works are carried out …

Informed Consent:  Consent freely obtained – without threats or improper inducements – after appropriate disclosure to a person of relevant, adequate and easily assimilated information in a form and language understood by that person.

     2.  ‘As Constructed’ Drawings & Specification of Entire Development

If they exist … we’re on the way !   But, if they don’t exist … and they may not … demand that an ‘As Constructed’ Survey of the Entire Development be carried out immediately.

Demand to see a copy of the Detailed ‘As Constructed’ Drawings, and Specification, for the Entire Development.

CHECK the adequacy of the Detailed Drawings and Specification !

At this stage, remember … all of the emphasis must now be placed on actual construction … not on paperwork !   The ‘As Constructed’ Survey Drawings and Specification are only a means towards a satisfactory end … that’s all !!

     3.  Failures to Properly Comply with Current Building Regulation Requirements A to M (Second Schedule to Irish Building Regulations)

Demand to see a Detailed Schedule of the many failures to properly comply with current Building Regulation Requirements, i.e. Parts A to M in the Second Schedule to the Building Regulations, as amended.

Do not entertain, even for a moment, any discussion about past legal building regulation requirements, which were in force at the time of initial design or construction !

An important point to note !   The Guidance Texts in, for example, Technical Guidance Document B: ‘Fire Safety’ are merely that … GUIDANCE !   This guidance is not infallible … and in a few respects, is entirely inadequate … for example, when dealing with the structural performance of buildings during conditions of fire, and the ‘cooling phase’ immediately afterwards … and the fire evacuation of people with activity limitations, in which case the guidance actually ensures that fire evacuation is made extremely difficult, if not prevented altogether !

Do not be sucked in to any conversations about what is stated, or not stated, in the Technical Guidance Documents.  This is irrelevant.  The Law mandates proper compliance with the Requirements !

Some people may even attempt to quote from the Building Regulation Approved Documents for England & Wales.  Just tell them to take a long jump off a short pier … suggest Howth Harbour !

Become very, very suspicious whenever there is a use of, or reference to, the term ‘Substantial Compliance’ !!

CHECK the adequacy of this Detailed Schedule !   And … ensure that it is Comprehensive !!

     4.  The Necessary Corrective/Repair/Refurbishment Works

Demand to see Full Detailed Information, in the form of annotated drawings and descriptive texts, etc., etc … on the exact nature, timetable and phasing of all of the Corrective/Repair/Refurbishment Works which are necessary to effectively solve the serious problems in the Development.

Beware of decorative solutions, which look good to a superficial visual inspection in ambient conditions … but don’t actually solve anything !

CHECK the adequacy of this Full Detailed Information !

     5.  Independent Technical Control of Construction Works

Demand only Category A Construction Execution of the necessary Corrective/Repair/Refurbishment Works …

Category A Construction Execution:

(a)  Supervision of the works is exercised by appropriately qualified and experienced personnel from the principal construction organization ;

(b)  Regular inspections, by appropriately qualified and experienced personnel familiar with the design and independent of the construction organization(s) … and other vested interests … are carried out to verify that the works are being executed in accordance with the design.

Demand receipt of a clear undertaking, in writing, that this will be the case … before any Corrective/Repair/Refurbishment Works commence.

And remember these words from the 2005 Final Report of the U.S. National Institute of Standards & Technology (NIST) on the 9-11 World Trade Center Tower Collapses …

” NIST urges state and local agencies to rigorously enforce building codes and standards since such enforcement is critical to ensure the expected level of safety.  Unless they are complied with, the best codes and standards cannot protect occupants, emergency responders, or buildings.”

CHECK the adequacy of the Proposed Method of Independent Technical Control during execution of the Corrective/Repair/Refurbishment Works !

     6.  Meeting & Discussion with Other Owners/Occupants

Do not act alone … meet the other Owners/Occupants, and discuss issues with them.  Share and collate all available information together.  Try to identify information gaps.  If you do not understand something … ask !

When, and only when, you are happy … signal your Informed Consent that works should commence.

     7.  Commencement of Corrective/Repair/Refurbishment Works

Visit the Construction Site Office regularly … to show that you are taking a keen interest in what is happening.  Keep your eyes and ears wide open.

Expect that you will not be permitted to just wander around the Site.  Construction Sites are one of the most hazardous ‘workplaces’ in this country !

CHECK the adequacy of the Independent Technical Control actually being undertaken.

Demand to be updated, regularly, and at the very least on the progress of Corrective/Repair/Refurbishment Works at your Apartment … in the Common Areas of your Block … and throughout the full extent of the Approach Routes to your Block Entrances and Exits.

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Advisory Note:  Should you, or the Residents’ Committee of your Building or Development, be concerned about any matter discussed in this Post … please contact C.J. Walsh  by e-mail: cjwalsh@sustainable-design.ie  or by phone: (01) 8386078 / +353 1 8386078.

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END  (for now, but to be continued soon !)

BER Certificates & New Improvements to French DPE System

2011-09-15:  Further to my post, dated  8 June 2009 …

On 13 September 2011 … the French Ministère de l’Écologie, du Développement Durable, des Transports et du Logement announced 6 measures to improve their National DPE (Diagnostic de Performance Energétique) System … equivalent to our BER (Building Energy Rating) System in Ireland.

In the context of my earlier post, you will find these improvements interesting …

Colour image showing the recently announced revision to the National DPE (Diagnostic de Performance Energétique) Building Rating System in France. The new system will enter into force on 1 January 2012.
Colour image showing the recently announced revision to the National DPE (Diagnostic de Performance Energétique) Building Rating System in France. The new system will enter into force on 1 January 2012.

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Nathalie Kosciusko-Morizet et Benoist Apparu, Secrétaire d’Etat chargé du Logement, ont présenté, Mardi 13 Septembre 2011, 6 Mesures pour Améliorer et Fiabiliser le Diagnostic de Performance Energétique (DPE).  Pour plus de transparence, une amélioration des méthodes de calcul, une meilleure formation des diagnostiqueurs et un contrôle plus efficace de la profession.

Rendu obligatoire depuis le 1er Janvier 2011 par le Grenelle Environnement, le  Diagnostic de Performance Energétique (DPE)  est amené à jouer un rôle de plus en plus important dans les décisions d’acquisition ou de location de logements.

Un Outil Apprécié des Français

La Performance Energétique des Bâtiments représente un double enjeu: elle permet d’améliorer le pouvoir d’achat des Français par une meilleure maitrise des dépenses d’énergie, et par ailleurs, elle participe à la lutte contre le changement climatique.

[ Aujourd’hui, le secteur du bâtiment représente 42.5 % des dépenses d’énergie.  Il est le plus gros consommateur d’énergie en France parmi l’ensemble des secteurs économiques. ]

Désormais connu du grand public, le dispositif bénéficie d’une image positive auprès des Français puisqu’en Mars 2011, 80% des ménages considèrent la consommation énergétique du logement comme un critère de choix très important, et 60% déclarent que s’ils étaient appelés à mettre leur appartement en vente, ils envisageraient de faire des travaux pour en améliorer la performance énergétique.

« Le DPE a été très rapidement adopté par les Français et est devenu un critère essentiel pour guider leur choix d’acquisition et location de logement.  Il était donc important d’en faire un outil dans lequel ils ont une entière confiance.  Les mesures qui vont être mises en place ont pour but de faire de l’étiquette énergétique un outil de référence incontestable, permettant aux Français d’améliorer leur pouvoir d’achat en évaluant et en maitrisant mieux leur consommation d’énergie » ont souligné les Ministres.

6 Mesures pour une Etiquette Energétique Fiabilisée

Ce programme s’axe autour de 6 mesures portant sur plus de transparence, une amélioration des méthodes de calcul, une meilleure formation des diagnostiqueurs ou encore un contrôle plus efficace de la profession.

     1. Une Meilleure Transparence vis-à-vis des Particuliers:  Le diagnostiqueur devra à présent expliciter les données qu’il renseigne auprès du particulier à travers un relevé détaillé.  Cela permettra au particulier d’être entièrement informé sur la façon dont a été réalisé son document.  La remise d’un document officiel limitera également le risque de DPE ‘frauduleux’.

     2. Amélioration de la Méthode de Calcul:  Pour un résultat plus fiable, il s’agit d’augmenter le nombre de données à analyser afin de faire un calcul plus précis de la performance énergétique.

     3. Utilisation de Logiciels Validés par le Ministère:  Pour un meilleur encadrement des logiciels utilisés, il s’agit de limiter la liste de logiciels autorisés à générer des DPE aux logiciels ayant été soumis à une procédure d’évaluation menée entre 2008 et 2010 par le ministère et l’Agence de l’Environnement et de la Maîtrise de l’Energie (ADEME).

     4. Une Base de Données des DPE sera Mise en Ligne:  Les statistiques permettront, entre autre, de nourrir l’élaboration des stratégies nationales et locales.

     5. Une Montée en Compétence des Diagnostiqueurs, en augmentant le niveau de difficulté des examens.  Jusqu’à aujourd’hui, un seul examen existait, à présent 2 niveaux de difficulté seront mis en place selon la mention (mention « bâtiments d’habitation » ou « tous types de bâtiments » – tertiaires, publics, privés, etc.).

     6. Un Contrôle plus Efficace, avec pour les particuliers, un annuaire des diagnostiqueurs mis en ligne par le ministère, et la mise en place d’une enquête de la Direction Générale de la Concurrence, de la Consommation et de la Répression des Fraudes (DGCCRF) dans le secteur du diagnostic immobilier dans le cadre de sa mission de protection économique du consommateur …

L’ensemble de ces mesures, qui entreront en vigueur dès le 1er Janvier 2012, permettront l’amélioration d’un outil encore récent, mais dont l’utilité et l’efficacité sont déjà démontrées.

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10 Years After 9-11 … Are Our Buildings & Firefighters Safer ??

2011-09-11:  From the beginning of the past week, news media (printed and on-line), and the television and radio schedules have all been full of articles, stories, opinions, and interpretative and speculative pieces about the 9-11 World Trade Center (WTC) Incident in New York, and its tragic aftermathToday is the 10th Anniversary … a long ten years since that sunny Tuesday morning in Manhattan !

BUT … is anybody out there asking the questions: “Are Our Buildings Safer ?” … and … “Are Our Firefighters Safer ?”   AND … if you do ask those questions … are you able to distinguish between solid, reliable information and ‘spin’ ?

So many Irish people, and people of Irish descent, were directly involved in this traumatic event … working inside the WTC offices, as stockbrokers … or outside, as maintenance personnel, or firefighters, policemen and women, or as members of the emergency medical services …

Colour photograph showing the thick cloud of toxic dust and debris spreading rapidly throughout lower Manhattan, and beyond, after the Second Tower Collapse (WTC 1/North Tower) just before 10.30 hrs (local time) on the morning of 11 September 2001. Earlier, seismic sensors located 160 Km away had recorded the time and intensity of the First Tower Collapse (WTC 2/South Tower) at 09.59 hrs (local time). Click to enlarge.
Colour photograph showing the thick cloud of toxic dust and debris spreading rapidly throughout lower Manhattan, and beyond, after the Second Tower Collapse (WTC 1/North Tower) just before 10.30 hrs (local time) on the morning of 11 September 2001. Earlier, seismic sensors located 160 Km away had recorded the time and intensity of the First Tower Collapse (WTC 2/South Tower) at 09.59 hrs (local time). Click to enlarge.

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REALPOLITIK

The previous post about the United Nations Gaza Flotilla Report, I hope, created an uncertainty in your mind … a worrying thought regarding political interference and the negative, and very often, destructive influence of vested interests … which is a necessary frame of mind to have, also, for an essential discussion – on the 10th Anniversary of the 9-11 WTC Incident – about the Safety of Our Buildings, particularly High-Rise Buildings, Iconic Buildings, and those Buildings having a Critical Function and/or an Innovative Design … and the Safety of Our Firefighters.

By ‘Our Buildings’ … I don’t just mean buildings in Ireland, or Europe … I mean buildings on every continent of our small planet.  And … such a discussion must be trans-disciplinary, involving the use of simple language only … because it is necessary for each discipline to clearly understand what the others are saying (this rarely happens !) … and the discussion must also be transparent to, and be easily assimilated by, the general population in all of our societies.  And by ‘Our Firefighters’ … I mean firefighters worldwide.

Concerning the Gaza Flotilla Report … we could ask …

  • Would the Findings and Recommendations have been different … if there had been 4 independent and obviously impartial people on the Panel of Inquiry instead ?   The answer is … yes, of course !   And …
  • Why did UN Secretary-General Ban Ki-moon nominate President Álvaro Uribe (Vice-Chair), an ‘ultra’ rightwing politician from Columbia … and Mr. Joseph Ciechanover Itzhar, an Israeli, to serve on the Panel ?   I will leave you to answer that for yourself …

The important point I wish to make is that the community of International Fire Science and Engineering – just like every other ‘human’ community – is not immune from these sorts of malevolent influences !

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Colour photograph showing advanced clean up operations at the World Trade Center Complex after 11 September 2001. Fires continued to smoulder for weeks after the Incident. Click to enlarge.
Colour photograph showing advanced clean up operations at the World Trade Center Complex after 11 September 2001. Fires continued to smoulder for weeks after the Incident. Click to enlarge.

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LONG-TERM ENVIRONMENTAL IMPACTS OF 9-11

Just five weeks after the 9-11 World Trade Center (WTC) Incident in New York … I found myself in Manhattan for the purpose of making an important presentation to a conference which was taking place not far from Madison Square Garden … while staying Down-Town in Battery Park City, at an apartment within the Security Zone.  Yes, I was worried and fearful before going … but …

Environmental Impact:  Any effect caused by a given activity on the environment, including human health, safety and welfare, flora, fauna, soil, air, water, and especially representative samples of natural ecosystems, climate, landscape and historical monuments or other physical structures, or the interactions among these factors; it also includes effects on accessibility, cultural heritage or socio-economic conditions resulting from alterations to those factors.

On first arriving in the city, by taxi from Kennedy Airport … I witnessed, at first hand, the racist hostility of a policeman towards our coloured Asian driver, who had simply asked about the procedure to pass through the Security Zone Boundary.  Later, walking near the WTC Site, I would encounter the ‘macho’ behaviour of many National Guardsmen on security duty.

At the conference, I met a person who was literally unable to speak – could not even bear to talk about – the 9-11 Incident.

Everywhere south of Canal Street was in a terrible, horrific condition.

The weather, fortunately, had remained generally very good … sunny, with a light breeze coming in from the sea.  Then, unexpectedly, one day towards the end of my stay … the sky was overcast and the air stood still … in lower Manhattan, it assaulted my eyes, nose and the back of my throat.  Many times, during that particular day, I retched … but could not vomit !   Yet, a representative of the U.S. EPA (Environmental Protection Agency) announced that there was no problem with air quality !   Meanwhile, in Mid-Town, everything ‘appeared’ normal.

10 Years Afterwards … people, communities and the country (USA) are all still suffering … physically, mentally and psychologically … from the 9-11 WTC Incident … unable to ask for help, or perhaps, too proud or ashamed to speak up.

September 2001 – World Health Organization

WHO: How to Address Psychosocial Reactions to Catastrophe

Click the Link Above to read and/or download PDF File (12.5 kb)

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10 YEARS AFTER 9-11 – ARE OUR BUILDINGS & FIREFIGHTERS SAFER ?

Or to put it in a more technical way … how are the Critical Recommendations contained in the 2005 & 2008 NIST(USA) Reports on the 9-11 WTC Buildings 1, 2 & 7 Collapses being implemented ?   And, what is the quality of that implementation ?

At this time, two years ago … I asked …

  • Why are so many Key Institutions and Organizations in the International Building Sector still desperately trying to ignore and/or deny the Recommendations in those 2 NIST Reports ?
  • Why have National Building and Fire Codes/Regulations and Standards not yet been revised to respond, properly and satisfactorily, to the NIST Recommendations ?
  • Why can we not yet use All Lifts (Elevators) in a Building during a fire incident ?   Why are Lift (Elevator) Manufacturers still actively resisting this necessary change ?

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Colour image showing an Ostrich with its Head in the Sand ... an accurate description of the International 'Technical' Reaction to the 9-11 WTC Incident ... "it never happened" ... or "it was a unique event, and it will never happen again" ... or "this unusual event only has implications for very, very, very tall buildings" ... blah, blah, blah !!
Colour image showing an Ostrich with its Head in the Sand ... an accurate description of the International 'Technical' Reaction to the 9-11 WTC Incident ... "it never happened" ... or "it was a unique event, and it will never happen again" ... or "this unusual event only has implications for very, very, very tall buildings" ... blah, blah, blah !!

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The answers to the questions are NO … and NO … minor revisions (tinkering at the edges) have been made to Codes/Regulations & Standards in some countries … and, generally, progress on implementing the NIST Recommendations is proving to be very slow … too slow !   Most surprisingly, no revisions have been made to Codes/Regulations & Standards in many countries.

To illustrate tinkering at the edges … refer to the USA’s International Building Code (2012 Edition) … which, despite its grandiose title, is really just another of the USA’s National Model Building Codes … and check out this very disappointing Article: ‘Evolution of Building Code Requirements in a Post 9/11 World’, by David Drengenberg and Gene Corley, in the recently published Special Issue III (2011) of the Council on Tall Buildings and Urban Habitat (CTBUH) Journal … which is available at  http://www.ctbuh.org/

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Progress at the National Fire Protection Association (NFPA), in the USA, is a little more apparent … but still, far too little and far too slow.  Check out this recent Special 9-11 Report: ‘A Decade of Difference’, by Fred Durso Jr … on the NFPA WebSite … http://www.nfpa.org/publicJournalDetail.asp?categoryID=2248&itemID=53000&src=NFPAJournal

And … released earlier this year, NFPA’s Third Needs Assessment of the U.S. Fire Service has identified ‘areas of ongoing concern’ !!

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To Be Continued …

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Disability Access Certificates (DAC’s) in Ireland – Confused ??

2011-09-01:  To say, bluntly, that there is confusion out there … at every level … would be a mild understatement !   Yes, the Disability Access Certificate (DAC) & Revised DAC Process is new … but that cannot explain what is happening … or, more precisely, what is not happening.

BUT … before jumping in at the deep end and examining the existing and operative Part M of the Irish Building Regulations … let me just mention, very briefly, two wider legal ‘niceties’ concerning Accessibility of Buildings for People with Disabilities

     1.  The Black Hole between Building Regulations and Equality Law

The definition of People with Disabilities in the existing Part M is limited.  It is inadequate.  Compare, now, that definition with the definition of Disability in Irish Equality Legislation … which is the complete opposite, being very wide in scope.  A deep chasm exists between the two.  Check each of them out for yourself !   And because few people are aware of this chasm … a better description of that large space might be a Black Hole.

However, the clear consequence of the Black Hole for building owners … and building designers alike … is that the ‘act’ of merely going through the motions with regard to compliance with Part M … and being satisfied with getting ‘the’ piece of paper, i.e. a Disability Access Certificate … will, without any shadow of a doubt, open the building owner to a complaint under Equality Law.  And when a building owner encounters this sort of problem … who will he, or she, hunt down for an explanation ??

Client Organizations beware … prevention is a far better strategy !!   Check out the Level of Accessibility Performance required to avoid complaints under Equality Legislation.

[ You should also consider the following … the Health & Safety Authority in Ireland is doing absolutely nothing to ensure that Workplaces are Accessible … a requirement contained in all of the European Union (EU) Safety at Work Directives and the Irish National Legislation implementing those Directives.  So, also cross check the Level of Accessibility Performance required to comply with Safety at Work Legislation.  Compliance with Part M is not sufficient ! ]

     2.  European Union Ratification of the 2006 United Nations Convention on the Rights of Persons with Disabilities (CRPD)

For a sizeable group of vulnerable people in every EU Member State, the sole route of access to many, if not most, of the Human and Social Rights set down in the 1948 Universal Declaration of Human Rights (UDHR) is the UN Convention on the Rights of Persons with Disabilities (CRPD) … which became an International Legal Instrument on 3 May 2008, and was ratified by the European Union on 23 December 2010.  That is precisely why Accessibility is such a critical component of the 2006 UN Convention !

Articles 31 & 33 of the 2006 UN Convention on the Rights of Persons with Disabilities – together – mandate that Accessibility Implementation is taken seriously … that it is competent and effective … and, most importantly, that independent monitoring and verification is a fundamental part of the process.

Ireland has not yet ratified the UN CRPD.  And, as far as our National Authorities Having Jurisdiction (AHJ’s) are concerned … everything in the garden is beautiful … Ireland is doing just great and nothing much needs to be altered in our laws, administrative provisions or resourcing … to allow Ireland to ratify the Convention, and then properly implement it.  Nothing could be further from the truth !

In Order to Protect your Organization and its many interests … Your Policy and Decision Makers, in Ireland, should study the implications flowing directly from EU Ratification of the UN CRPD … and then, the various Articles of the UN Convention should be examined and properly implemented … insofar as those Articles are relevant to you and your organization’s activities.  See my earlier post, dated 5 February 2011.

To date … the quality of Accessibility Implementation in Irish Buildings has been dreadful !!   For important reasons … which all parties involved should fully understand … this situation is longer acceptable.

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Colour photograph showing the front entrances to dwelling units in a New Inner City Housing Scheme in Dublin ... User Unfriendly ... Inaccessible for Many Vulnerable People in Our Society ... Dreadful Accessibility Implementation ! Photograph taken by CJ Walsh. 2003-09-13. Click to enlarge.
Colour photograph showing the front entrances to dwelling units in a New Inner City Housing Scheme in Dublin ... User Unfriendly ... Inaccessible for Many Vulnerable People in Our Society ... Dreadful Accessibility Implementation ! Photograph taken by CJ Walsh. 2003-09-13. Click to enlarge.

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Disability Access Certificates (DAC’s) & Part M

The submission of sufficient, quality information, i.e. detailed design documentation, at Disability Access Certificate (DAC) Application Stage typically signals the following to an experienced technical controller …

  • The intent of the Applicant, and the Agent(s) acting on his/her/their behalf, with regard to properly and satisfactorily complying with the relevant building legislation, i.e. Part M: ‘Access for People with Disabilities’ of the Second Schedule to the Irish Building Regulations ;  and
  • In the absence of an inspection by the Building Control Authority (BCA) during actual construction … whether or not it is likely that the completed works will match the DAC certified design documentation with regard to Accessibility Performance.

From the beginning, it is necessary to distinguish between Access and Accessibility.

To be written in stone when International Standard ISO 21542 is soon published … the components of Building Accessibility comprise …

  • Approach to the building ;
  • Entry ;
  • Use of the building, its services and facilities ;
  • Egress from the building (during normal conditions) ;
  • Removal from the vicinity of the building (during normal conditions) ;

and

  • Evacuation from the building (during, for example, a fire emergency) ;
  • Safe Movement to a ‘place of safety’ (during, for example, a fire emergency), which is remote from the building.

This is also a useful guideline with regard to segregating those aspects of Accessibility Design which relate to Part M: ‘Access for People with Disabilities’ of the Second Schedule to the Irish Building Regulations, and which should be considered in any application for a Disability Access Certificate (DAC) … and those, after ‘and‘ … which relate to Part B: ‘Fire Safety’, and which should be considered in every application for a Fire Safety Certificate (FSC).

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The 2000 Building Regulations (Amendment) Regulations … Statutory Instrument No. 179 of 2000 … elaborate the relevant Irish Building Legislation concerning building access, i.e. Part M: ‘Access for People with Disabilities’ of the Second Schedule to the Building Regulations …

Access and Use

M1     Adequate provision shall be made to enable people with disabilities to safely and independently access and use a building.

Sanitary Conveniences

M2     If sanitary conveniences are provided in a building, adequate provision shall be made for people with disabilities.

Audience or Spectator Facilities

M3     If a building contains fixed seating for audience or spectators, adequate provision shall be made for people with disabilities.

Definition for This Part

M4     In this Part, ‘people with disabilities’ means people who have an impairment of hearing or sight or an impairment which limits their ability to walk, or which restricts them to a wheelchair.

Application of This Part

M5     Part M does not apply to works in connection with extensions to and the material alterations of existing dwellings, provided that such works do not create a new dwelling.”

My Note 1:  In order to safely and independently use a building … it is also necessary, under normal conditions, to use the egress routes of a building.

My Note 2:  The limited definition of ‘people with disabilities’ in Requirement M4 does not include, for example, a person without arms … or those people with a mental, cognitive or psychological impairment.

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Technical Guidance Document M (2000, re-printed in 2005) provides guidance in relation to Part M: ‘Access for People with Disabilities’ of the Second Schedule to the Irish Building Regulations.  TGD M was issued by the Department of the Environment, under Article 7 of the 1997 Building Regulations … Statutory Instrument No. 497 of 1997 … which states …

” 7.     (1)  The Minister may publish, or arrange to have published on his behalf, documents to be known as ‘technical guidance documents’ for the purpose of providing guidance with respect to compliance with the requirements of any of the provisions of the Second Schedule.

          (2)  Subject to the provisions of sub-article (3), where works or a building to which these Regulations apply is or are designed and constructed in accordance with any guidance contained in a technical guidance document, this shall, prima facie, indicate compliance with the relevant requirements of these Regulations.

          (3)  The provisions of any guidance contained in a technical guidance document published under sub-article (1) concerning the use of a particular material, method of construction or specification, shall not be construed as prohibiting compliance with a requirement of these Regulations by the use of any other suitable material, method of construction or specification.”

My Note 3:  Since the introduction of national legal building legislation in the early 1990’s, the Irish Building Regulations have a Functional Format, as required by European Union (EU) Law.  In other words, satisfactory compliance with short functional statements is mandated by law … and provided the requirements of those short statements are properly shown to be complied with, it is entirely optional as to which materials, methods of construction, standards and other specifications (including technical specifications) are used.  In this way, the free movement of products and services within the EU is facilitated and encouraged while, at the same time, technical barriers to trade are avoided.

My Note 4:  For the convenience of readers, the short functional statements mandated by law are reproduced, in a shaded box, at the beginning of each of the Technical Guidance Documents.  The Guidance Texts in each Technical Guidance Document, however, are not Prescriptive Regulations.  These texts are merely an indicator of what is likely to be suitable for the purposes of compliance with the Regulations … they are, prima facie (i.e. on ‘first appearance’ only), an indication of compliance ;  they are not ‘deemed-to-satisfy’ the Requirements of Part M.

My Note 5:  Where gaps are identified in the guidance texts of Technical Guidance Document M … and in the absence of an Irish National Standard on Building Access or Accessibility … a suggested hierarchy of approach should be to source an appropriate European Standard (EN) or, if such a standard does not yet exist, then an appropriate International Standard (ISO), or then a National Standard of any country which is a contracting party to the Agreement on the European Economic Area (EEA) which provides in use an appropriate level of Access/Accessibility Performance (refer to Part D of the Second Schedule to the Building Regulations).  In the unlikely absence of any of the above, an appropriate Design Guidance Document – national or otherwise – should be referenced which provides in use an appropriate level of Access/Accessibility Performance.

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Our Organization – Sustainable Design International – provides an independent (and confidential) Accessibility Monitoring and Verification Service.

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END

Building Design Must Improve Firefighter Safety in Fire Incidents !

2011-07-05 … 
It has been a harsh experience to leave the last post undisturbed for a few weeks !   It was necessary … and I feel better as a result.
 

Back to the present … and in any jurisdiction, news of  Firefighter Fatalities and/or Injuries is very distressing.  It has been remarkable to note, however, how some countries, e.g. Japan, are expending significant time and resources on developing innovative ways to improve firefighter safety in buildings … while most countries are not.  Over many years, I have formed the clear impression that, generally, firefighters are regarded in much the same way as soldiers, i.e. they are a disposable asset … ‘Theirs not to reason why / Theirs but to do and die’ … etc., etc.  This situation is entirely unacceptable, and in need of urgent resolution !

On 6th & 7th July … in Cardiff, Wales … I have been invited by the International President of the Institution of Fire Engineers (IFE), Mr. HG Tay, to make a presentation on ‘Sustainable Fire Engineering’ at the 2011 IFE International Fire Conference and Annual General Meeting.  I am greatly honoured by this invitation.

During the course of that presentation, I will be referring to Firefighter Safety … but much more needs to be said, beforehand, in relation to the untapped contribution of building design to greater levels of firefighter safety …

INTRODUCTION

It may be obvious for some (but, believe me, not for all !) that with regard to fighting fires in buildings … Firefighters have 2 Basic Functions :

  • to rescue people who are trapped in a Fire Building (i.e. a building which is on fire) … or people who, for some reason, cannot independently evacuate the building (e.g. people with activity limitations) ;   and
  • to fight those fires, and ensure that they are properly extinguished.

Note:  Extinction of a fire is confirmed only after a thorough visual inspection by a competent person.

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DESIGN & CONSTRUCTION

In a previous post, dated 13 December 2010 I said that it was no longer ethically acceptable to ignore the issue of Firefighter Safety in the design and construction of buildings … because design can make a major contribution to their safety.

Unfortunately, Firefighter Safety must continue to remain an ethical issue because Building Regulations in most countries rarely, if ever, refer to this important aspect of design and construction.  Safety at Work Legislation has a related, but different, intent.

Regrettably, most of the building design professions either have no Code of Ethics … or there is a Code which is ‘lite-lite-lite’, i.e. very weak on ethics … or, worse still, they have a Code … but it is called a Code of Professional Conduct, the principal intent of which is to preserve and protect the profession and its vested interests.

At European Level …

Essential Requirements 1 & 2 (of 6 … for the time being) … in Annex I of European Union (EU) Council Directive 89/106/EEC, of 21 December 1988, on the approximation of laws, regulations and administrative provisions of the Member States relating to Construction Products … state the following …

1. Mechanical Resistance & Stability

The construction works must be designed and built in such a way that the loadings that are liable to act on it during its construction and use will not lead to any of the following:

(a) collapse of the whole or part of the works ;

(b) major deformations to an inadmissible degree ;

(c) damage to other parts of the works or to fittings or installed equipment as a result of major deformation of the load-bearing construction ;

(d) damage by an event to an extent disproportionate to the original cause.

2. Safety in Case of Fire

The construction works must be designed and built in such a way that in the event of an outbreak of fire:

– the load-bearing capacity of the construction can be assumed for a specific period of time ;

– the generation and spread of fire and smoke within the works are limited ;

– the spread of the fire to neighbouring construction works is limited ;

– occupants can leave the works or be rescued by other means ;

– the safety of rescue teams is taken into consideration.

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Sweden … has incorporated all 6 Essential Requirements of EU Construction Products Directive 89/106/EEC into its National Building Regulations … but has omitted the reference to the ‘safety of rescue teams’, i.e. Firefighter Safety.  Why is that ?

Ireland, along with England & Wales, has not incorporated the EU CPD Essential Requirements into its National Building Regulations.  There is no requirement, in Part B of the Building Regulations of either of these two separate jurisdictions, to consider Firefighter Safety in the design and construction of buildings.

In these three specific cases, taken as a simple example, this is a serious legal flaw … especially since the European Template, above, has existed since the late 1980’s !

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Let me illustrate how Building Design & Construction can make a major contribution to improved levels of Firefighter Safety …

     A.  Accessible Internal Staircases Having Sufficient Unobstructed Width

From a building user’s point of view … the success of a building depends, to a large extent, on the ‘quality’ of its circulation spaces.  During the design process, however, an architect is typically concerned with the relationship between different functions and spaces … while, at the same time, he/she is shaping and moulding the internal and external forms of the building.

The full range of tasks and activities in these circulation spaces is rarely, if ever, considered by the building designer.  The subject is not covered in Architectural Schools … and in later professional life, a reluctance to carry out Building Post-Occupation Evaluations (POE’s) reinforces this low level of awareness.

Some Tasks & Activities in Building Circulation Spaces …

  • Access to the building’s spaces and use of its services and facilities ;
  • Egress from the building during normal, everyday circumstances ;
  • Independent Evacuation, in the event of an emergency ;
  • Assisted Evacuation by others, or Rescue by Firefighters, for those building users who cannot independently evacuate the building, e.g. people with activity limitations ;
  • Firefighter Access & Reconnaissance, in the event of an emergency ;
  • Firefighter Attack, as they approach the proximity of the fire scene ;
  • Firefighter Removal from the building, by colleagues, in the event of injury, impairment, or a fire event induced health condition ;
  • Firefighter Withdrawal at the successful conclusion of firefighting operations.

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Colour photograph showing an injured, or impaired, firefighter being assisted by two colleagues in an upward staircase removal exercise. For reasons outlined in a previous post (2010-12-13) ... all three firefighters must continue to wear full Personal Protection Equipment (PPE) ... and use Self-Contained Breathing Apparatus (SCBA). Click to enlarge.
Colour photograph showing an injured, or impaired, firefighter being assisted by two colleagues in an upward staircase removal exercise. For reasons outlined in a previous post (2010-12-13) ... all three firefighters must continue to wear full Personal Protection Equipment (PPE) ... and use Self-Contained Breathing Apparatus (SCBA). Click to enlarge.

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The photograph above was extracted from this  2010 Poster Presentation

Daniel DiRenzo, Cherry Hill Fire Department, New Jersey, USA

Building Fires – Personal Harness Use – Firefighter Removals

Click the Link Above to read and/or download PDF File (1.73 Mb)

No matter what the jurisdiction … no matter what Building Regulations do or do not require … it is clear that, during a ‘real’ fire emergency, patterns of circulation are not simple … and they cannot easily be segregated into categories with simple titles.  They are complex … and, quite often, they overlap.

In the case of the firefighter removal on a staircase (shown above) … there is a necessity to consider another type of ‘Contraflow’ … where the injured, or impaired, firefighter with two of his/her colleagues rendering assistance are together moving away from the scene of the fire … while other firefighters are moving in the opposite direction, towards the fire.

In all but the most simple and smallest building types, this is what a Fire Evacuation Staircase should look like below … having a clear unobstructed staircase width, between handrails, of 1500 mm … with a stair going/tread of 300 mm, and a stair riser of 150 mm.  Proper attention by the designer to Accessibility Design Criteria will also make the staircase far, far easier … and safer … for Firefighter Movement …

Colour drawing taken from International Standard ISO FDIS 21542, and associated inset photographs ... showing a Fire Evacuation Staircase suitable for All Building Types, which is designed for Firefighter Safety. The staircase is also designed to accommodate Building User Evacuation/Firefighter Contraflow, illustrated with an inset colour photograph ... the Rescue/Assisted Evacuation of People with Activity Limitations, also illustrated with an inset colour photograph ... and the Use of a Stretcher. The staircase design is based on the work of CJ Walsh. Click to enlarge.
Colour drawing taken from International Standard ISO FDIS 21542, and associated inset photographs ... showing a Fire Evacuation Staircase suitable for All Building Types, which is designed for Firefighter Safety. The staircase is also designed to accommodate Building User Evacuation/Firefighter Contraflow, illustrated with an inset colour photograph ... the Rescue/Assisted Evacuation of People with Activity Limitations, also illustrated with an inset colour photograph ... and the Use of a Stretcher. The staircase design is based on the work of CJ Walsh. Click to enlarge.

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     B.  Accessible Façade Walkways in High-Rise Buildings

With today’s powerful drivers of greater energy conservation and efficiency in buildings, adaptation to climate change, and a paradigm shift in thinking on the reduction of adverse environmental impact by buildings … External Façade Design is rapidly evolving … becoming far more complex and, in many cases, comprising multiple ‘skins’.

Just check out this architectural feature, below, in an Osaka (Japan) High-Rise Hotel … which not only serves as an accessible route for evacuation and/or rescue in the event of a fire incident … but also permits much easier access for maintenance and window cleaning.

This architectural feature should be mandatory in the case of high-rise buildings with a single, central core …

Colour photograph showing the High-Rise Swissôtel Nankai in Osaka, Japan. Photograph by CJ Walsh. 2010-04-20. Click to enlarge.
Colour photograph showing the High-Rise Swissôtel Nankai in Osaka, Japan. Photograph by CJ Walsh. 2010-04-20. Click to enlarge.

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Colour photograph showing the External Walkway on the Building Façade of the High-Rise Swissôtel Nankai in Osaka, Japan. Photograph by CJ Walsh. 2010-04-19. Click to enlarge.
Colour photograph showing the External Walkway on the Building Façade of the High-Rise Swissôtel Nankai in Osaka, Japan. Photograph by CJ Walsh. 2010-04-19. Click to enlarge.

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Colour photograph showing the Hotel Room Evacuation Panel to the External Façade Walkway, which can also facilitate rescue by firefighters during a fire incident. Photograph by CJ Walsh. 2010-04-19. Click to enlarge.
Colour photograph showing the Hotel Room Evacuation Panel to the External Façade Walkway, which can also facilitate rescue by firefighters during a fire incident. Photograph by CJ Walsh. 2010-04-19. Click to enlarge.

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Building Design can make a substantial contribution to greater Firefighter Safety !!

BUT … who is raising the awareness of building designers about this issue ???

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END