*ARCHIVE* - BIA Update 33 - BIA work programme: single means of escape from fire 20 Jul 2004

In July last year we published a BIA Update (No. 8, 9 July 2003) providing advice to territorial authorities, building certifiers and the industry on the design of high rise buildings where there is a single means of escape from fire.

This Update is a reminder for developers, designers, territorial authorities, and building certifiers of the need to be rigorous in their approach to the design of multi-storey buildings where the design involves only one means of escape. The BIA is aware of a trend toward this type of building that is driven by the desire to maximise tenantable space on smaller building sites.

The requirements around means of escape under the current Acceptable Solution are very clear. In summary, a single means of escape is permissible for buildings where the top floor is no more than 10 metres above the ground (typically a three-storey building), or no more than 25 metres (normally eight storeys) if the building has sprinklers. Two means of escape are required where these heights are exceeded. Buildings may be designed and built to parameters other than those contained in the Acceptable Solution, provided they still meet the requirements of the Building Code. Such building designs are termed Alternative Solutions.

All buildings can only proceed once a building consent is obtained and the territorial authority or private building certifier is satisfied on reasonable grounds that the building would comply with the Building Code if the building work was completed in accordance with the plans.

The BIA has a programme of work underway to provide better guidance on means of escape for the design of these Alternative Solution buildings. This will include a review of the relevant elements of Building Code Clause C2, Means of Escape, and its Acceptable Solution (C/AS1).

The Authority published a Determination in 2003 (2003/3: Fire safety provisions in an atrium apartment building) that provides some useful guidance in this area. In particular, it re-states the principle that if there is non-compliance with a provision of the Acceptable Solution (that is, if the building is designed as an Alternative Solution), such as the requirement for more than one means of escape, there will need to be compensatory provision for that in the design of the building.

The BIA has recently received a further application for a Determination concerning a building with a single means of escape. This Determination will take around three months to complete and will provide further guidance around the means of escape requirements.