Preliminary Fire Safety and Access & Use Strategy
For
Construction of a mixed use development
At
Parson Street, Maynooth, Co. Kildare
CLIENT : Glenveagh Homes Limited
PROJECTTITLE : Parson St
REPORTNUMBER : 20050 R03 Issue 03
ISSUE01 ISSUE02 ISSUE03 ISSUE04 ISSUE05
STATUS Draft Draft Issue
DATE 18.12.2020 21.01.2021 16.03.2021
BY MH MH MH
CHECKED SH SH SH
Directors:
Maurice Johnson BE, CEng, MIStructE, MIEI MSFPE
Luke Fegan
BA, BAI, PDip FSP, MA, MSc(FireEng) CEng, MIEI
Stefan Hyde
BA, BAI, PDip FSP, MA, CEng, MIEI
Head Office The Anchorage Charlotte Quay Dublin 4 Tel: 01 661 8086 Fax: 01 685 2347 Letterkenny Office
Unit 265 Colab, Port Road, Letterkenny, Co. Donegal Tel: 074 9194012 Fax: 074 9194013 Cork Office Watergold, Douglas, Cork Tel: 021 242 7107 Fax: 021 458 0508 Web: Email: [email protected] www.mjp.ie Registered in Ireland Company Reg No: IE 470005 Maurice Johnson & Partners Ltd
CONTENTS
1.0 INTRODUCTION
1.1 SCOPE OF REPORT
1.2 OUTLINE DESCRIPTION OF THE PROPOSED DESCRIPTION 1.3 BASIS OF COMPLIANCE
2.0 FIRE SAFETY STRATEGY
2.1 PROVISIONS FOR MEANS OF ESCAPE 2.2 INTERNAL FIRE SPRREAD (STRUCTURE) 2.3 EXTERNAL FIRE SPREAD
2.4 ACCESS & FACILITIES FOR THE FIRE SERVICE
3.0 ACCESS & USE STRATEGY
3.1 EXTERNAL ACCESS ROUTES & ACCESSIBLE ENTRANCES 3.2 CIRCULATION WITHIN BUILDINGS
20050 R03 Issue 03 Page 3 of 7 Parson St
1.0 INTRODUCTION
1.1 SCOPE OF REPORT
This Report is submitted in support of a planning application for a proposed mixed use development at Parson Street, Maynooth, Co. Kildare.
The Fire Safety and Access & Use Strategy is being submitted with the planning application to demonstrate that the proposed design is in substantial compliance with Part B (Fire Safety) & Part M (Access & Use) of the Building Regulations and that it will be possible in due course to obtain a Fire Safety and Disability Access Certificate without giving rise to changes that would require planning permission.
1.2 OUTLINE DESCRIPTION OF THE PROPOSED DEVELOPMENT
Glenveagh Homes Limited intends to apply for planning permission for development on a 1.98 Ha site at Parson Street, Maynooth, Co. Kildare. The application site includes the former Maynooth Rectory which is a Protected Structure (RPS Ref: B05-56) and adjoining lands to the rear. The lands are bounded to the north/ northeast by an agricultural field behind properties fronting Parson Street (with Maynooth Fire Station further beyond) and by the HSE Community Care Centre, to the east/ south by the Royal Canal Greenway and to the west/ northwest by Parson Lodge estate and Parson Street.
The proposed development will consist of a mixed residential and commercial development with a total gross floor space of c.20,023 sq. m and a single level basement car park of c.8,153 sq. m. The mixed use development comprises c.4,497 sq. m office floor space including refurbishment and adaptive re-use of the former Rectory building (a Protected Structure, c.688 sq. m including ancillary outhouse structures) and a 2-storey glazed atrium connection to a 3-storey over basement office building; and the provision of 183 no. apartments and ancillary/ commercial development (total c.891 sq. m including concierge, gym, café, crèche, tenant amenity and commercial floor space) in 4 no. blocks ranging in height from 3 to 9 storeys over single level basement shared with the proposed office structure, as follows:
183 no. apartments (10 no. studio, 69 no. 1-bedroom, 98 no. 2-bedroom, 6 no. 3-bedroom) in 4
no. separate apartment buildings over shared basement level, as follows: Block A (3 - 4 Storeys) of 27 no. apartments and crèche of c.157 sq. m at ground floor level with outdoor play area; Block B (5 - 7 storeys) of 61 no. apartments; Block C (6 storeys) of 29 no. apartments; and Block D (6 - 9 storeys) of 66 no. apartments with ground level concierge (c.137 sq. m), gym (c.126 sq. m), café/restaurant (c.217 sq. m), tenant amenity (c.117 sq. m) and commercial unit (c.137 sq. m);
4,497 sq. m approx. office floor space including: refurbishment and adaptive re-use of the
protected former Maynooth Rectory (RPS Ref: B05-56), comprising a change of use from residential to office use and associated internal and external alterations and amendments to the protected structure as required (c. 688 sq. m); the provision of a 2-storey glazed link atrium and bridge to the rear (187 sq. m) connecting the refurbished protected structure to a proposed 3-storey over basement office building (3,417 sq. m), with roof terrace to the southeast (c. 188 sq. m) and basement changing facilities (205 sq. m);
The shared basement level provides 209 no. car parking spaces (c. 99 no. office spaces, c. 98 no.
residential spaces & 12 no. crèche spaces), 400 no. bicycle spaces (c. 145 no. office spaces, c. 255 no. residential spaces), 13 no. motorbike spaces and ancillary plant, bin storage and circulation areas. Surface level car parking is provided including 11 no. car parking spaces (including accessible parking bay & 3 no. crèche drop-off spaces) and 30 no. public bicycle spaces;
Primary access to the proposed development will be from Parson Street (R408) and will include
Royal Canal Towpath. Pedestrian/cycle connectivity to adjoining Parson Lodge estate is also provided.
Public open spaces, communal and private open space areas for the apartments in southern
courtyard, landscaping and boundary treatments including regrading/re-profiling of site where required, public lighting, play equipment, outdoor seating areas, street furniture, signage, bin stores, ESB substations and ESB Switchroom, Sustainable Urban Drainage Systems and all other site development works and services ancillary to the proposed development.
1.3 BASIS OF COMPLIANCE
Purpose Group Design Guidance (Fire Safety / Access & Use)
PG 3: Office PG 5: Assembly and Recreation PG 7(b) Car Park PG 1 (c) Apartments BS 9999: 2017 / TGD-M 2010, BS 8300: 2018 & UK ADM 2015 BS 9999: 2017 / TGD-M 2010, BS 8300: 2018 & UK ADM 2015 BS 9999: 2017 / TGD-M 2010, BS 8300: 2018 & UK ADM 2015
20050 R03 Issue 03 Page 5 of 7 Parson St
2.0 FIRE SAFETY STRATEGY
2.1 MEANS OF ESCAPE IN CASE OF FIRE
The ground and upper floors of the new office building will be served by 2 no. protected escape stairs
which will afford adequate egress capacity.The protected stairs or lobbies will also accommodate space
for a disabled refuge at each upper floor (of each Core).
It is noted that the former rectory building’s basement, ground and first floors will be served by its own protected stair. The ground floor canteen/restaurant will be provided with its own independent entrances/exits
The basement floor will be served via multiple escape stairs that discharge at ground floor level / podium level of the residential and office blocks
It is noted that each residential Block A, C & D will be provided with a single stair core with a ventilated common corridor provided which will be located to each side of the central lift lobby. It is noted Block B will be provided with alternative escape via a secondary stair core whereby a ventilated corridor/lobby will be provided to each stair.
It is noted that the ventilated common corridor approach to the stairs will be limited to a maximum travel distance of 15m from the furthest apartment entrance door to the lift lobby door. The travel distances to each apartment will be limited to a maximum of 20m. It is noted that the travel distances are based on the provision of sprinkler protection to the open plan units and venting to the common lobbies/corridors.
The ground floor childcare facility, the gym and the commercial units to Blocks A & D will be provided with their own entrances/exits.
2.2 INTERNAL FIRE SPREAD (STRUCTURE)
The proposed development structure will be designed to achieve minimum 120/90/60 minutes fire resistance (stability, integrity and insulation) as applicable noting that Blocks B & D will have a top most floor height greater than 18m.
The individual residential units will each be designed as standalone compartments fire separated from all adjoining accommodation. The proposed open plan residential units will be provided with sprinkler protection in accordance with BS 9251: 2014.
The basement car park and ancillary accommodation will also be compartmented from the various Blocks overhead.
2.3 EXTERNAL FIRE SPREAD
The external walls and roof of the buildings will be so designed and constructed that they afford adequate resistance to the spread of fire to and from neighbouring buildings as per the external fire spread requirements of BRE 187.
2.4 ACCESS & FACILITIES FOR THE FIRE SERVICE
The external site access routes serving the development have been designed such that there will be adequate provision for Fire Brigade appliance access.
20050 R03 Issue 03 Page 7 of 7 Parson St
3.0 ACCESS & USE STRATEGY 3.1 EXTERNAL ACCESS ROUTES
The external site landscape has been designed to include accessible access routes to serve each of the ground floor commercial units, the office buildings and to each residential block. The access routes will include level approach, gently sloped approach, ramped approach and stepped approach routes as applicable to ensure universal access will be provided. It is noted that a platform lift will be provided to allow for wheelchair access to the office entrance.
Each of the commercial units, the office entrance and the residential blocks will be provided with accessible entrances to facilitate wheelchair/disabled access.
The basement car park will be provided with designated disabled car parking spaces as per TGD-M 2010.
3.2 CIRCULATION WITHIN BUILDINGS
The upper floors to the main office building will be served via accessible passenger lifts and an ambulant disabled stair designed in accordance with TGD-M 2010 / BS 8300-2: 2018 / UK ADM 2015 as appropriate.
The upper floors to each of the residential Blocks will be served via accessible passenger lift(s) and an ambulant disabled stair designed in accordance with TGD-M / BS 8300 / UK ADM.
3.3 SANITARY FACILITIES
The main office building will be provided with sanitary facilities at each storey level which will include male and female washrooms (complete with ambulant disabled WC cubicles and urinals) and separate accessible WCs.
The basement will also be provided with ancillary changing room facilities which will include provisions for ambulant disabled WC cubicles and separate accessible WC/showers.
The commercial units will be subject to a separate fit-out and accordingly their internal layouts will be subject to separate Tenant DAC applications following grant receipt of the parent DAC application. Any sanitary facilities provided in the residential tenant amenity spaces will comply with TGD-M 2010.
3.4 RESIDENTIAL UNITS
