Property Risk Assessment Report

Transcription

1 Esplanade Apartments Devonport Auckland New Zealand

2 Introduction Health & Safety New Zealand Ltd were commissioned to undertake a Property Risk Assessment (PRA) of the subject site. The purpose of the assessment was to identify the physical hazards on site and to recommend appropriate hazard controls in accordance with workplace health & safety legislation, Codes of Practice and the Building Code. Hazard Identification Methodology The investigation took the form of a physical inspection of the site buildings, common areas, roof areas, etc. Where possible, inspection of tenancy egress paths and any external tenancy areas, together with tenancy electrical distribution boards, was included. An area analysis was carried out to identify the various hazard categories present in each location. The hazards were then collated by hazard type across the whole site. Risk Assessment Suggested hazard control processes for each item have been detailed, based on the required hazard control hierarchy. A Hazard Risk Assessment Rating has then been included for each item based solely on the likely severity of harm should an incident occur. H = High Risk: Disability or Death. Action required immediately. M = Medium Risk: Major lacerations, broken bones, illness, and major damage to property or equipment. L = Low Risk: Low level of injury / illness or minor damage to property. Disclaimer Information for this report was gathered from site observation and discussion with building management staff. Access to certain parts of the site may have been restricted and therefore not inspected. Every effort has been made to ensure that the information set out in this document is accurate. However, users are advised that: The information provided does not replace or alter applicable laws and other official guidelines or requirements. Health & Safety New Zealand Ltd does not accept any responsibility or liability whatsoever, whether in contract, tort, equity or otherwise, for any action taken, or reliance placed, as a result of reading any part, or all, of the information in this document or for any error, inadequacy, deficiency, flaw in or omission from the information provided in this document. Page: 2 of 30

3 Hazard: AA Site Procedures Level / Floor: All Levels Location: All Areas Risk Rating: L Item #: General procedures relating to this Body Corporate site need to be communicated to Body Corporate Unit Owners and Contractors. Provide Body Corporate Unit Owners and Contractors with the required general procedures relating to this Body Corporate site. This information is available in the Site Procedures Notice for Body Corporate Unit Owners and Site Procedures Notice for Contractors. Contact HSNZ on (09) or admin@hsnzprotect. com if you require copies. Site Procedures Notices to be forwarded to Body Corporate Unit Owners and Contractors on an annual basis. Body Corporate Committee to confirm that the Site Procedures Notices are forwarded to Body Corporate Unit Owners and Contractors on an annual basis. Once this is confirmed, the status of this item can be changed to 'Completed'. Page: 3 of 30

4 Hazard: Accessways Level / Floor: All Levels Location: Pathways Details: Steps, Courtyard, Upper Level Patio Area Risk Rating: M Item #: There are potential slip hazards from the tiled flooring in the external walkways / courtyard area on site. In addition, there is moss build-up on the tiles in some of these areas which also exacerbates the slip hazards. We recommend the surfaces be tested, and a non-slip treatment / coating is applied to the tiles, where required. Additionally, we recommend that the moss be treated. Page: 4 of 30

5 Hazard: Accessways Level / Floor: External Details: Site Wide Location: Stairs Risk Rating: M Item #: Nosings have not been fitted to the treads. The absence of nosings creates potential slip hazards. We recommend the installation of luminance contrast nosing strips at each tread in accordance with the requirements of NZS 4121 Design for Access and Mobility. Page: 5 of 30

6 Hazard: Accessways Level / Floor: All Levels Details: Internal Location: Stair Landings Risk Rating: H Item #: The stair landing barriers are only ±980mm high. This is lower than the current Building Code requirement of 1100mm. We recommend the barrier be upgraded to the current minimum NZ Building Code height requirement (1100mm). Page: 6 of 30

7 Hazard: Accessways Level / Floor: Ground Location: Stairs (To Lift Machine Room) Risk Rating: M Item #: Nosings have not been fitted to the treads of the stairs accessing what was assumed to be the Lift Machine Room. The absence of nosings creates potential slip hazards. We recommend the installation of luminance contrast nosing strips at each tread in accordance with the requirements of NZS 4121 Design for Access and Mobility. Page: 7 of 30

8 Hazard: Accessways Level / Floor: Roof Location: Roof Risk Rating: H Item #: No safe system of access to the roof was discovered. The WHS Regs and the associated COP set out a strict hierarchy of control for access. If periodic access is required to service any plant / equipment, then the following order of preference, where practicable, must be followed: 1. Internal access via a door 2. Internal access via a hatch and fixed access ladder. 3. Fixed external angled (70deg) ladder (with cage if over 3.5m high) 4. Fixed vertical ladder (with fall arrest of over 3.5m high) 5. Fixed ladder bracket (only suitable if accessing a level less than 3.5m high.) To facilitate safe access to and from any external ladder, we recommend the installation of fall prevention in the form of a 2m inboard chute or barriers extending 2 metres along the roof edge on either side of the ladder meeting AS/NZS Page: 8 of 30

9 Hazard: Asbestos Level / Floor: All Levels Location: All Areas Risk Rating: M Item #: The building appears to have been built pre-2000 so Asbestos may be present on site. We recommend a check be made to ascertain if Asbestos is present on site. Asbestos Regulations to apply for any work that is carried out on any asbestos material. Asbestos warning signage to be posted. Affected parties to be advised. In accordance with the New Zealand Guidelines for the Management and Removal of Asbestos (3rd Edition), the preferred control measure is that the asbestos be removed. If this is not practicable, then the asbestos-containing material should be enclosed (i.e. building a structure - e.g. a false wall - around it) to prevent damage and a release of fibres. If the asbestos cannot be removed or enclosed, encapsulating / sealing the asbestos is the third control measure that should be implemented. Encapsulation / sealing asbestos is the least effective method for controlling the release of airborne asbestos fibres and should only be considered as an interim control while a more effective control such as removal or enclosure can be implemented. Page: 9 of 30

10 Hazard: Electrical Level / Floor: Ground Location: Electrical Plant Room Details: Off Central Courtyard Risk Rating: H Item #: The isolating mask of DB-C is adrift, and a potentially fatal shock hazard is exposed. We recommend the mask be repositioned and correctly fixed to provide adequate isolation. Page: 10 of 30

11 Hazard: Electrical Level / Floor: Basement Details: Transformer Location: Carpark Risk Rating: H Item #: There is no hazard warning signage posted at the power supply transformer. The transformer is located immediately alongside a carpark where it is at risk of vehicle impact. We recommend that hazard warning signage is posted. Additionally, we recommend that bollards are installed to protect the transformer from vehicle impact. Page: 11 of 30

12 Hazard: Emergency Procedures (includes Fire Safety) Level / Floor: All Levels Location: All Areas Fire evacuation procedure notices were located on site. Risk Rating: M Item #: Emergency procedures need to be formulated based on the likely scenarios and the hazards identified (e.g. fire, fuel / chemical spill, etc.). They are required to be regularly updated. We recommend the Body Corporate Committee confirms that there is a process of regular review and update of the emergency evacuation procedures and emergency management. Once this is confirmed, the status of this item can be changed to 'Completed'. Page: 12 of 30

13 Hazard: Emergency Procedures (includes Fire Safety) Level / Floor: Ground Location: Main Foyer Risk Rating: H Item #: The emergency exit door is access-controlled, and what appears to be a standard door release button is provided. This button is marked as an Emergency Exit Door Release. A door release button does not normally open the lock directly. A signal is sent to the controller which unlocks the lock device. It is unlikely that a dual operation door release button is installed (i.e. a door release button that also interrupts power and unlocks the lock device directly). It is unknown if this exit provides free egress at all times. Doors on an emergency escape route path must be able to be opened during an emergency evacuation without the use of a key, card or other device. There is no exit signage provided for the fire exit door in this location. Clear signage directing occupants to a compliant exit path is required by the Regulations. We recommend that the Body Corporate Committee confirms that this exit meets the requirement of Clause C4.2 of the New Zealand Building Code and acceptable solution AS4 - Clause If the door does not comply, the installation of a break-glass device is recommended. Additionally, recommend the installation of clear exit signage directing occupants to the exit. Page: 13 of 30

14 Hazard: Falling / Working at Height Level / Floor: Level 1 Location: Stair Landing Risk Rating: H Item #: The barrier wall at the top of the stairs pictured, on the courtyard side, is only ±880mm high. This is lower than the current Building Code requirement of 1100mm. We recommend upgrading the barrier to meet the current NZ Building Code height requirement of 1100mm. It is suggested that a rail is fitted to the top of the existing barrier. Page: 14 of 30

15 Hazard: Falling / Working at Height Level / Floor: Various Levels Location: Various Details: Level 1 Patio Area, Various Stair Landings Risk Rating: H Item #: The barriers site wide are only ±970mm high. This is lower than the current Building Code requirement of 1100mm. We recommend upgrading the barrier to meet the current NZ Building Code height requirement of 1100mm. It is suggested that rails are fitted to the top of the existing barriers. Page: 15 of 30

16 Hazard: Falling / Working at Height Level / Floor: External Location: Balconies Risk Rating: H Item #: There are balconies on the building. There is a climb-over hazard with furniture located against or near the balcony railings. This effectively reduces the height of the barrier with the items creating a 'ladder' that a child could use for climbing. A fall from this height could be fatal. This hazard is not a Workplace hazard in that it does not affect workers on site, however, it is likely to affect occupants, particularly children. For this reason, we have classified it as a General Hazard, and we recommend the following controls. We recommend the occupants are advised of the dangers of placing furniture and / or planter boxes against or near balcony railings and children on the external balconies are supervised. Page: 16 of 30

17 Hazard: Falling / Working at Height Level / Floor: External Location: Wall Details: Alongside stairs from External Courtyard to Level 1 Risk Rating: H Item #: The barrier pictured has three gaps in excess of 100mm. These do not meet the current Building Code requirements. Children are expected onsite. We recommend an infill be fitted over these gaps to ensure this barrier meets the current Building Code requirement. Page: 17 of 30

18 Hazard: Falling / Working at Height Level / Floor: External Location: Canopy There is a glazed external canopy on the building. Risk Rating: H Item #: Potentially fatal falling / fall through hazards exist. We recommend that no direct access be permitted onto any glazed canopy. We recommend the party controlling access to the canopy be advised that no access is to be permitted to any glazed canopy area without a Safe Work Method Statement / Permit detailing the safe access and fall prevention method and falling debris control measures to be used. We recommend that this be submitted to the Body Corporate Committee and approved prior to the work being undertaken. We recommend that contractors be advised of the Safe Work Method Statement / Permit requirement as follows: 1. Posting signage in each location, where practicable. Suggested wording for signage: "No Contractor Access. Approved Safe Work Method Statement / Permit required." 2. Where posting signage is not practicable, e.g. canopies, contractors to be advised of the requirement at the time they are instructed to carry out the work. Once these procedures are in place, the status of this hazard item can be changed to Completed. Page: 18 of 30

19 Hazard: Falling / Working at Height Level / Floor: Roof Location: Roof Risk Rating: H Item #: Some areas of the roof are steeply pitched (i.e. greater than 15 degrees) with unprotected edges. Potentially fatal fall hazards exist off the side of the roof. There are also skylights on the roof. Any roof areas containing skylights must be considered "brittle". Fatal fall hazards exist through brittle roof areas. There appears to be plant located on this roof area, so a system of safe access to all plant and equipment should be provided. We recommend brittle roof rules apply, and no direct access is permitted onto the roof skylights. We recommend that no access be permitted to the steeply pitched roof areas, or within 2m of roof skylights, without a Safe Work Method Statement / Permit detailing the fall prevention method and falling debris control measures to be used. We recommend that this be submitted to the Body Corporate Committee and approved prior to the work being undertaken. We recommend that a work positioning system and / or edge protection be used for steeply pitched roof areas, and that suitable crawl boards and / or roof ladders meeting local regulations are be installed for access to all fixed plant and equipment. We recommend that the roof skylights are upgraded to a trafficable skylight material or overmeshed when they are located within 2 metres of the roof edge, a roof access hatch and / or within 2 metres of any plant, equipment or walkways. Additionally we recommend that contractors be advised of the Safe Work Method Statement / Permit requirement as follows: Page: 19 of 30

20 Hazard: Gas Level / Floor: Ground Location: Electrical Plant Room Details: Off Central Courtyard Risk Rating: M Item #: There are natural gas installations used in this building. The natural gas pipework is not identified with durable adhesive pipe markers to meet AS/NZS 5601 Section 5. Gas hazard warning signage is not provided at the entrance to the plant room / area where the gas installations are located. The gas pipework is colour coded with yellow ochre coloured paint. We recommend durable adhesive pipe markers are affixed to the gas pipework to meet AS/NZS We recommend gas hazard warning signage is posted at the entrance to the room or area where the installations are located. Page: 20 of 30

21 Hazard: Gas Level / Floor: Basement Location: Carpark Risk Rating: M Item #: There is exposed gas pipework near the vehicle entrance to the basement carpark. The location of this pipework is highlighted with the use of orange traffic cones but the pipework is not protected from impact. It is located where vehicle impact is possible. Whilst the natural gas pipework is colour coded with yellow ochre paint, the majority is not identified with durable adhesive pipe markers to meet AS/NZS 5601 Section 5. A small gas hazard warning sign is provided in this location. We recommend that the gas pipework in this location be protected from vehicle impact by the installation of bollards in front of it. We recommend durable adhesive pipe markers are affixed to all the gas pipework to meet AS/NZS We recommend that more visible gas hazard warning signage is posted in this location. Page: 21 of 30

22 Hazard: Hazardous Chemicals Level / Floor: Basement Location: Rubbish Bin Area Risk Rating: H Item #: There are fluorescent lamps standing in a wheelie bin in the rubbish bin area. Fluorescent lamps potentially contain mercury, a highly toxic waste. This area is accessible to people accessing the rubbish bins, including children. Additionally, fluorescent lamps disposed of inappropriately have the potential to pollute water ways and cause damage to the environment. We recommend that the lamps be removed and disposed of in compliance with NZ regulations. Page: 22 of 30

23 Hazard: Housekeeping / Hygiene Level / Floor: Ground Location: Electrical Plant Room Details: Off Central Courtyard Risk Rating: H Item #: Items are stored in front of, and directly alongside, the main switchboard. These could move potentially blocking access to the board, and risking impact damage to the switch gear. In an emergency, the time taken to clear a path to the board could be crucial. We recommend a "Keep Clear" area be created in front of the board, and that signage to this effect is posted. Page: 23 of 30

24 Hazard: Lifts & Hoists Level / Floor: All Levels Location: Lift Shaft Risk Rating: M Item #: No access could be gained to inspect what was assumed to be the Lift Machine room. There are potential chemical and electrical hazards in hydraulic lift machine rooms. The moving machinery in a traction lift machine room is required to be fully guarded. All moving machinery must be adequately guarded. Current best practice for machine guarding is based on the Standard AS/NZS 4024 (Series) Safety of Machinery. Machinery guarding on site must comply with this Standard. For traction lift machine rooms, we recommend that a check be made to ensure that: - all lift machinery is fully guarded or fenced - the lift controllers are secured - the lift isolators are lockable - twin tube lighting is provided - the room is tidy with no material stored on or near the machinery. For hydraulic lift machine rooms, we recommend that a check be made to ensure that: - the lift controller panel is secured - the lift isolator is lockable - the room is tidy with no material stored on or near the machinery. The recommended hazard controls for working in lift shafts and pits is included in the Site Procedures Notice for Contractors. Site Procedures Notices to be forwarded to Contractors on an annual basis. Page: 24 of 30

25 Hazard: Machinery - Boilers Level / Floor: Ground Location: Electrical Plant Room Details: Off Central Courtyard Risk Rating: M Item #: There is a gas boiler in this location. Gas boilers can have very hot surfaces, and there is a scalding risk from high-temperature water leakage. Severe burn injury risks potentially exist. The posting of hot surfaces hazard warning signage is recommended. Page: 25 of 30

26 Hazard: Public Safety Level / Floor: All Levels Details: Common Areas Location: All Areas Risk Rating: M Item #: Power socket outlets are accessible to children. We assume that these are not RCD protected in this location. We recommend that these socket outlets are Residual Current Device (RCD) protected. Additionally, we recommend that the RCD's are tested regularly as part of the electrical testing regime to comply with the Wiring Regulations. Page: 26 of 30

27 Hazard: Signage Management Level / Floor: Ground Location: Electrical Plant Room Details: Off Central Courtyard Risk Rating: H Item #: Access to the Electrical Services / Power Meters / Gas Boilers etc. is via a door off the central Courtyard area. Access is not restricted as the door is held closed with a bungy cord. Whilst there is room identification signage posted on the access door, there is no hazard / safety signage provided. Multiple hazards are present in this room. e.g. electrical, gas, hot surfaces, etc. We recommend appropriate hazard / safety signage be displayed on the door to this room. Additionally, we recommend that a lock be fitted to this door in order to prevent unauthorised access. Page: 27 of 30

28 Hazard: Site Roads & Traffic Level / Floor: External Location: Carpark (Entry) Risk Rating: M Item #: Speed limit signage is not provided at the entrance to the Carpark. Potential vehicle / pedestrian collision hazards exist. We recommend 15 kph speed limit signage be posted for carparks. Both signposts and signage painted on the road surface are recommended. Additionally, we recommend warning signage is posted. e.g. "Watch for Children". Page: 28 of 30

29 Hazard: Storage Level / Floor: Basement Location: Carpark Details: Storage Cupboards Risk Rating: H Item #: There are tenant / occupier storage cupboards in this area. It is common to find LPG cylinders (for barbecues), fuels, paint and other flammable and toxic chemicals stored in these. Storage of material in common areas, plant rooms or any owner's storage cupboards needs to be considered. We recommend the establishment of a set of rules limiting the items that may be stored here. Fire: Flammable liquids and gases should not be stored in these locations. Chemicals: Children may be present here and they could be exposed to toxic chemicals. Chemicals should not be stored in these locations. We recommend that these rules be posted in suitable places and enforced. Page: 29 of 30

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