Fire engine access to plot

[essayer]

I am trying to determine whether a plot is suitable to site two or three properties and one thing I've spotted is the rules regarding fire engine access

My interpretation is that a 'pump engine' must be able to reach within 45m of any point on the perimeter.

As there is no potential for access at the rear of this plot (it is bordered by a private road) I am assuming that this does not fit the requirement for vehicle access and so a service road will have to be provided on the plot to within 45m for planning to be granted.

Is this right? Or do they allow you to 'use' any road, provided it's simply accessible, in the event of an emergency?

A 3.7m access road takes quite a bit out of a plot that is barely 10m wide so I want to be sure !

[Sam_68]

You need Approved Document B to the Building Regulations, which can be downloaded free of charge from the Planning Portal

Two quick observations, though:

• The basic requirement is that a fire tender should be able to get within 45m of any point on the building, or to 15% of the perimeter, whichever is the less onerous. We normally do 'fire engine reach diagram' drawings to prove compliance with this; interpretation is somewhat flexible, but we have had instances where the NHBC has insisted on the 45m being delivered by access via adopted public highway, since there is no way of ensuring that access via private drives etc. remains unobstructed at all times.
• Note that it's a Building Regulations requirement, not a Planning requirement. There is usually consultation with the Fire Service as part of the Planning process and they will usually flag up any issues, but don't rely on it - you've got no comeback if Planning approve a layout that Building Control subsequently say is non-compliant with the Regulations - they are separate systems and have no legal obligation to assess each other's requirements.

Edited by Sam_68 on Wednesday 2nd November 18:53

[essayer]

Thanks Sam - are there any rules you're aware of that govern how wide an 'access road' needs to be, to access a single property? (if it's not required to be a 'fire engine route', which I seems to require 3.7m roadway, no narrower than 3.1m through gateposts etc)

[Sam_68]

essayer said:

Thanks Sam - are there any rules you're aware of that govern how wide an 'access road' needs to be, to access a single property? (if it's not required to be a 'fire engine route', which I seems to require 3.7m roadway, no narrower than 3.1m through gateposts etc)

It will usually be shown in the local County Council's (not the Local Planning Authority, which will usually be the City Council or District Council) Highways Design Guide - it can vary slightly from one County Council to another, so I can't quote you a definitive figure. You can usually download this document free of charge from your County Council's website, but if you can't find it, give them a ring and ask to speak to one of their Highways Officers who deals with highways design and adoption matters.

For a non-adopted single private drive (the term 'road' is usually taken to mean an adoptable highway for general public access), the 'normal' minimum is 2.4 metres, but I know of some Authorities demand more (for example Worcestershire County Council specify a minimum width of 3.2 metres). Bear in mind that if the drive is sandwiched between walls, 2.4 metres is very tight for a modern car and you certainly wouldn't be able to open the car doors to get in and out, so you will want a 'corridor' width of more than that, even if your hard surface is only 2.4 metres wide.

Shared private drives (ie. serving more than one plot; the usual maximum is 5 plots off a shared private drive - any more and you need a proper, adoptable road) will be wider - usually either 3.5m with local widening for passing, or 4.1 metres). There will also be rules about visibility splays where the private drive meets an adopted pavement or road (usually 2x2 metre splays, so that drivers can see pedestrians crossing the ends of the drive) and in some circumstances a turning head of specifed minimum dimensions may be required so that you can enter and leave the drive in a forward gear.