JOURNAL REVIEW

journal review
on fire fighting services

Evaluation of Fire Protection Systems in

Commercial Highrise Buildings for Fire Safety
Optimization

A Case of Nairobi Central Business District

Maina Kironji

PRITHVI RAJ / INDHU / NIVETHA

M.ARCH BUILDING MANAGEMENT(2017-2019)
 JOURNAL REVIEW
Abstract:

The key objective of the present paper was to examine the situation of physical (as opposed
to non-physical) fire protection systems in fourteen randomly selected commercial highrise
buildings in the nairobi cbd for fire safety optimization.
Methods used include; physical observations, document review and interviews. A multi-
attribute evaluation model/approach was applied to establish sufficiency and/or suitability of fire
protection systems in the light of the national regulations and approved standards

Index Terms:

Fire Protection Systems, Maintenance, Provision, Optimization, High rise buildings

Introduction:

This paper aims to evaluate the level of provision of structural/physical fire protectioni
systems and methods in the realm of fire protection challenges inherent to commercial highrise
buildings.

PRITHVI RAJ / INDHU / NIVETHA

M.ARCH BUILDING MANAGEMENT(2017-2019)
 International Journal of Scientific and Research Publications, Volume 5, Issue 10, October 2015 2
ISSN 2250-3153
JOURNAL REVIEW

Fire Protection
unreported and reportedSystems:
small fires are also experienced annually II. FIRE PROTECTION SYSTEMS
in many commercial high-rise buildings in the CBD. Conceptually, optimal fire protection can only be achieved
In view of the preceding, this paper aims to evaluate the through integration of three key fire safety elements. These are
Conceptually, optimal fire protection can only be achieved through integration of three key
level of provision of structural/physical fire protection systems fire prevention, protection, and suppression. The concept in
fire safetyinelements.
and methods These
the realm of fire are fire
protection prevention,
challenges inherent to protection, andis suppression.
figure 1.0 below used to demonstrate how an integrated fire
commercial highrise buildings. Ultimately, its envisaged that the safety planning and management system can be used to offer an
findings of this research will immensely contribute in the overall fire safety in commercial high-rise buildings as illustrated
optimization of fire safety in commercial high-rise buildings. below.

Fire Protection Management in High-rise Buildings

(Engineering), Administrative
Fire Prevention

Vertical Aspect
Fire Safety Overall Fire
Safety
Application of Physical

Risks/Hazards Fire Protection

and Human Factors

Fire Suppression
Lateral Aspect

Figure 1.0: Systems Approach for Fire safety Management, (modified from P.
Rama Murthy (2006) by author),

Fire prevention and suppression are concerned with control
of fire from taking place and extinguishment respectively. Fire
protection is a mechanism involving both fire prevention and
suppression at design and occupation of a building. Normally,
each of the three fire safety elements exhibit three critical safety
PRITHVI RAJ / INDHU / NIVETHA
controls i.e. physical control, management control and human
M.ARCH
control inBUILDING MANAGEMENT(2017-2019)
fire safety management.
pressurization systems, evacuation and the fire-fighting lifts,
portable and fixed fire extinguishers, emergency lighting systems
and standby power systems to be regularly inspected and
maintained (Muckett and Furness, 2010).
Despite lack of sufficient and solid legislation and policy
framework for fire protection in Kenya, there still exist scattered
statutes relevant to general fire safety in occupancies. A law
 JOURNAL REVIEW
Automatic water sprinkler: The legal
provision for provision of automatic water
suppression system is contained in the National
Planning and Building Regulations, 2014,
regulation SS 37. The Regulation requires
that, with some exceptions, any building
exceeding 30 meters in height or a basement
storey more than 500m 2 or in any other storey
which exceeds 500 m2 in total floor area and
such storey is not provided with breakable or
openable panels be installed with an approved
sprinkler system.
Fire detection and alarm system: The
key statutory requirements for fire detection
and alarm systems are found in the provisions
of Fire Risk Reduction Rules, 2007, under
rule No. 26 and No 28 and in the National
Planning and Buildings 2014, regulation SS32.
PRITHVI RAJ / INDHU / NIVETHA
M.ARCH BUILDING MANAGEMENT(2017-2019)
Smoke control system: The Factories and
Other Places of Work (Fire Risk Reduction)
rules, Rule No 18 and regulation SS43 of
the National Planning and Building, 2014
provide for provision of such facilities for
control of smoke and/or fumes in workplaces or
occupancies.
Fire brigade access and facilities: The
provision for fire brigade access and facilities
are provided in regulation SS57, Section (1)
of the regulation requires that no building
should be erected on any site unless such site is
provided with suitable access for the purposes
of firefighting and rescue by the Fire Services of
the local authority.
 JOURNAL REVIEW

Mains, Hose Reels And Hydrants: The provision

for riser mains, hose reels and hydrants for fire purposes
are contained in various regulations in the National
Planning and Building Regulations, 2014. Regulation
SS34.1 requires that rational design of a fire installation
make provision for water to be supplied in the quantity
and at the pressure and rate of flow in accordance with
BS 5306: Part1 to 7 of Regulation SS35.1 provides
for hoses installation in any building of two or more
storeys in height or in any single storey building of
more than 250m2 in floor area at a rate of 1 hose
reel for every 500m2 or part thereof of floor area of
any storey. Regulation SS36.1 requires that they are
provided in any building exceeding 12 m in height.
The Fire Risk Reduction rules, Rule No 29 (1) requires
that occupiers provide means of extinguishing fire at
the workplace, while Section (4) requires that, where
fire hose reels are provided and occupiers ensure that
there is at least one fire hose reel are within the radius
of 30 meters.
Facilities for the disabled: The National Building
Regulations, 2014 provide for provision of firefighting
and evacuation lifts and specifies the requirements for
stretchers that can be used by persons with disability
or the injured during emergency as provided under
regulation SS50.1. Further, regulation SS 67.4 requires
that every owner or occupier of a building shall have
shall have arrangements for the evacuation of persons
with special needs from a building in the event of a fire
or other hazardous materials emergency. The Persons
with Disabilities Act, 2003 provide for accessibility and
movements of the disabled in workplaces and public
buildings such as hand rails, visual signs etc.

PRITHVI RAJ / INDHU / NIVETHA

M.ARCH BUILDING MANAGEMENT(2017-2019)
 JOURNAL REVIEW

Fire safety signs and notices: The National

Planning and Building Regulations, 2010 provide
clear guidelines on requisite specification for fire safety
Fire Extinguishers: These are first-aid fire
signs and notices under regulation SS30 and regulation
extinguishers which are installed in the building
SS46. Regulation SS30.1 subsection (a) requires that
for emergency purposes. They include among other
any building having emergency routes be clearly
portable CO2, dry chemical and powder, foam and
marked and signposted to indicate the direction to be
water extinguishers strategically sited within the
travelled in the case of any emergency.
building premises. It is a legal requirement under the
Fire assembly point: The essence of a fire assembly
Fire Risk Reduction, rule 29 (1) to provide firefighting
point for emergency is to provide a place where head
appliances includes, among others, fire extinguishers.
count of the persons who are involved in the fire is
Rule 30 subsection (1) requires that every occupier
done. It also used as a temporary station where people
ensure that all means of extinguishing fire are properly
who are injured can be offered first aid or can be picked
maintained and provides the requirements for
for more attention to the hospital by rescue personnel.
inspection and testing, record keeping and timing of
The requirement for fire assembly point is provided in
examination and testing. Rule 31 provides specific
Rule No 24 of the Factories and Other Places of Work
requirements for distribution of the various types of fire
(Fire Risk Reduction) rules, 2007.The rule requires
extinguishers in workplace.
every occupier identify a location in the workplace
where every worker shall assemble in the event of a fire.

PRITHVI RAJ / INDHU / NIVETHA

M.ARCH BUILDING MANAGEMENT(2017-2019)
 Lonrho 1990 20 Standard represents sufficiency and suitable situation of the system while
House
International Journal Street
of Scientific and Research Publications, Volume 5, JOURNAL
Issue 10, October 2015 REVIEW
B represents insufficiency and/or unsuitable 4situation. C
ISSN 2250-3153Stanbank 1970 10 Moi represent absent or missing system.
House Avenue
Table 1: The buildings
Bandari 1985involved in 14 Table 2: Status of fire
the study Westlands literature/document protection systems status in
(inspection/maintenance buildings
reports,
Plaza improvement orders) and; interviews to building managers,
No NameFedha of the Date 2008 of No 10 of Location Westlands occupants Building
and professionals in the construction sector were used

Riser mains, hose reels and

Firefighting and evacuation

&
Name

Portable Fire extinguishers

building
ICEA Construction
1981 floors19 within the
Kenyatta in data collection. Each fire protection systems was checked or

Facilities for the disabled

inspected against requirements of the national laws and standards

access
CBDAvenue

Safety signs and Notices

Fire Detection &Alarm

Smoke control system

Re-insurance
I&M 1982 2001 20 18 Harambee Loita Street to determine its sufficiency and/or suitability. International

Fire Assembly Points

Emergency Lighting

Compartmentation
plaza Avenue standards and practices were consulted where the local were

Sprinkler system
3.2Anniversary
Sampling Design 1992 26 The deficient or non-existent. Due to diversity of fire protection

brigade
Towers
A cross-sectional survey by use ofUniversity mixed methods, systems and methods available for fire protection a multi-

Escape route
quantitative and qualitative, was done on Way fourteen randomly attribute Evaluation Model/Approach (Rasbash et al, 2004) was
KICC commercial
selected 1973 high-rise 31 buildings City in theHallNairobi used. This helped compute the aggregate performance of the
Metropolis. A requisite sample was generatedWay by use of random systems in respective buildings. An ordinal scale representing

Fire
hierarchical levels A, B and C were used in determination of

lift
Electr.
tables where all the1974 18
identified commercial Harambee
high-rise buildings in
theHouse
Metropolis were listed and involved in the Avenue
sampling process Reinsuran
performance B Bsystem
of each A A A A Ain respective
or method C A C buildingsB A A
(Kothari,
Eco bank 2014). Registry
1983 records from 19 the department
Muindi of Citywhere, ce plaza
A represented sufficient and/or suitable system, B
Planning and Architecture showed that the CBD Mbingu has over 150 represented
Anniv.Toinsufficient
B B or A unsuitable
B A B system
A C whileB C represented
C B A B
commercial
Tembo high-rise 1985buildings. By7 use of Moi random tables, the absencewersof a particular system or method.
researcher
House selected 25No buildings. However,Avenue in only 14No (9.3 KICC B B A A A B A C A C B A A
%)Rahim.
of the buildings, 1999 the request18to conduct Upperresearch
Hill was
accepted.
Tower Individual interview participants were selected Electricity CIV.B AB B AAND
NALYSIS A RBESULTS
C B C B B B
through convenience
Afya center 1987 and snowball 17 sampling
Tom techniques The Houseanalysis are based on the results of the observations or
(Mugenda and Mugenda, 2003). Some ofMboya the key resource Eco-Bank
inspections of the B B fire
various A Aprotection
A A AsystemsC A C in
involved B theA C
persons from the Nairobi Fire Brigade (fire Streetinvestigations studyHouse
as contained in table 2. As indicated in the section above A
section),
Lonrho Ministry1990 of Public Works20 (Buildings
Standard section), Tembo
represents C Band Csuitable
sufficiency C C situation
C B C B system
of the C B whileB C
Directorate
House of Occupational Safety and Health House
Street Services B( represents insufficiency and/or unsuitable situation. C
DOSHS-
Stanbank Nairobi County)
1970 and the 10 building managers
Moi in all the Rahim.
represent absent orBmissing
A Bsystem.
A A A A C A C B A A
buildings
House involved in the survey. Avenue Tower
Bandari 1985 14 Westlands Table Afya
2: Status ofB fire
B protection
B A B systems
B A status
C A in C B A
buildings C
3.3.Plaza
Methods and Techniques center
Physical observations and inspections by use of a pre- Lonrho
Building B B B A B A A C A C B A C

r mains, hose reels and

fighting and evacuation

&
Fedha 2008 10 Westlands
designed
ICEA fire safety risk assessment19 checklist (NFPA, 2008), NameHouse

able Fire extinguishers

1981 Kenyatta

lities for the disabled

access
Avenue

ty signs and Notices

Detection &Alarm

ke control system
I&M 2001 18 Loita Street Key: A= Sufficient and Suitable B= Insufficient /Unsuitable C

Assembly Points
rgency Lighting

partmentation
=Missing/Not available www.ijsrp.org
nkler system

3.2 Sampling Design

brigade
A cross-sectional survey by use of mixed methods,
pe route

PRITHVI RAJ / INDHU / NIVETHA

quantitative and qualitative, was done on fourteen randomly
M.ARCH
selectedBUILDING
commercial MANAGEMENT(2017-2019)
high-rise buildings in the Nairobi
 Automatic 0 0.00 12 85.71 2 14.29 points 7 require experts.
system is to detect fire and/or smoke and keep the building
sprinkler
system 4.2 Results, findings and discussions
JOURNAL REVIEW occupants and fire attendants alert and evacuate the buildings if Riser main
Reduction rules,
the danger of fire became eminent. In the survey all the buildings
Fire detection 2 14.2 12 85.71 0 0.00 Automatic water sprinkler system: Although 85.71% of means of extingu
were found to be installed with an fire detection and alarm
Results, findings and discussions
and alarm
Escape route 7
9
50.0 6 42.86 1 7.14
the buildings in the sample were found to be installed with water
sprinkler systems, they exhibited insufficiency, while 14.29%
system. However deficiencies persisted. In the survey, it was that, where fire h
there is at least
found that 57.14% of the buildings had a sufficient and suitable
0 had no sprinkler systems at all. meters. In view
fire detection alarm system. However, 42.86% exhibited
insufficiency or unsuitability. that 50.00%
Figure 3: Thehadp
rest i.e. 50.00%
sufficient
challenges and
breaching
In the survey inlet
it
inappropriate
routes are connected lo
they cannot easi
leading to difficultie
0% or obstructions,
blockage; defl
14% route,
Suficient and/or suitable
Figure 4: The proportion of buildings with or without and improper mainte
escape stair du
condition Facilities
of fire dofo
sufficient and or/ suitable emergency lighting
Insufficient and/or supposed
locking to be p
etc. Inspecti
evacuation durin
unsuitable The deficiency was found to be due to poor or impropersafe (free of any ob
those that would
Not available maintenance and/or sheer negligence. Batteries kept forlight and provided w
visual impairmen
supplying power to the lights during emergencies are rarelyand visibility of the
of fire emergenc
86% checked to ascertain their condition nor replaced after they arethe use of the escape
or lifts and spec
commissioning.
sue 10, October 2015 6 found that none
Emergency ligh
Smoke control system: Rule No 18 and regulation SS43 of
disabled in time
the National Planning and Building, 2010 provide for provisionthe buildings had s
the shortfalls in
of such facilities for control of smoke and/or fumes in21.43% were either
ditions Escape route: In the survey it was found that only 7.14% of expenditure that
workplaces or occupancies. Smoke control is mainly donethe buildings had no
equate the buildings had sufficient or suitable means of escape to safety, facilities for the
Figure 1: The proportion of buildings with unsuitable
or without sufficient and or/ suitable automatic water sprinkler system mechanically
Figure 2: Thethrough
proportionstair of and lobby pressurization
buildings with or without to prevent
nance 85.71% were found to insufficient and/or fire Interviews with
smoke and
sufficient fromor/spreading
suitable and entering
automatic firethe escape and
detection routealarm
or other
ystem elements and 7.14% had no escape stairs or other means of provisions for a
VisualInternational
observations areas in the building. system As presented in the analysis above,
uction escape. Journaland reviewandofResearch
of Scientific internal and external
Publications, Volume 5, Issue 10, October 2015 7 considered for th
inspectionsISSN
and maintenance reports showed that damage to
2250-3153 14.29% of the buildings had sufficient and suitable smoke
s very agreed that there
control
Data systems,
from the 78.57%from
responses werebulding
insufficient
managers, or unsuitable
fire experts and
three during costing an
only. and 7.14%
The had
occupants no
survey any
indicated
shown smoke
that,control
that the mechanism.
theshortfalls
systems on fire
are detection
rarely tested to andconfirm Fire brigad
www.ijsrp.org alarm system originate from maintenance-related issues such as
of the their efficacy due to the cost factor and lack of expertise. Tests provision of the
tuated rampant false and
on stair alarms
lobby due to poor ishouse-keeping
pressurization a rigorous process (dusty
that will were sufficient a
eness. conditions),
requiresmoke
experts.from smoking and kitchen, component loss or found that; lack
from breakdown or sheer
Riser lack
mains, of maintenance.
hose reels and To achieve,
hydrants: a realiable
The Fire Risk buildings espec
d and fire and alarm system,
Reduction rules, there
Rule is
Noa 29 need(1)torequires
maintainthat cleaniliness
occupiersinprovide lobbies for the
ing is the buldings,
means ofconduct regularfireinspections
extinguishing and implementable
at the workplace, Section (4) requires buildings by ve
maintennace schedules. There is also a need
that, where fire hose reels are provided and occupiers ensure education or that and water source
awareness
therecreation aomgn
is at least onethe
fireoccupants.
hose reel are within the radius of 30 insufficient wate
alarm meters. In view of the above requirements, the survey found out building to guid
ilding that 50.00% had sufficient and/or suitable components while the installations or m
ngs if rest i.e. 50.00% were insufficient and /or unsuitable. The fire brigade acce
ldings challenges and problems were found to be: blocking of the Safety signs
alarm breaching inlets or outlets; lack of delivery hoses or buildings be inst
t was inappropriate locations vis--vis access to the firefighters i.e. minimum criteri
uitable they cannot easily be reached or accessed due to long distances warning signs a
ibited or blockage; deficiencies or lack of adequate water supply and survey found th
Figure 3: The proportion of buildings with or without improper
Figure 5: maintenance
The proportion of theof facilities.
buildings with or without and suitable fire
Figure 4: The proportion of buildings with or without
sufficient and or/ suitable fire escape route Facilities
sufficient for
and the
or/ disabled:
suitable In
smoke buildings,
control all
system persons are deficient or unsu
sufficient and or/ suitable emergency lighting
supposed to be provided with a means to access and a means for buildings have b
In the survey it was found that the deficiencies are in escape evacuation
Insufficiencyduring emergencies.ofFacilities
or unsuitability the smoke forcontrol
the disabled
systemsare many problems
The deficiency was found to be due to poor or improper
routes are connected to such factors as unclear or no exit signage those that would assist persons with disabilities i.e. persons with
maintenance and/or sheer negligence. Batteries kept for and the ventilating systems was to compromise to fire doors, for regard to provis
leading to difficulties in finding the exact location of the escape visual impairment, expectant mothers, the sick etc., in the event
supplying power to the lights during emergencies are rarely instance, hinged, broken etc., poor workmanship during repairs improper locatio
PRITHVI RAJ / INDHU / NIVETHA
route, obstructions, locking, etc.; smoke entering the escape route
and escape stair due to poor escape route planning and the
of fire emergency. Such facilities include temporary fire refuges
checked to ascertain their condition nor replaced after they are and poor or improper maintenance and inspection of the systems.
or lifts and specially made evacuation lifts. In the survey it was
commissioning.
M.ARCH BUILDING MANAGEMENT(2017-2019)
condition of fire doors, that is, either broken, locked, not self-
locking etc. Inspection and maintenance is essential to achieve a
Smoke control system: Rule No 18 and regulation SS43 of
found that none of the buildings had any facilities for the
disabled in time of emergency. This can be partly attributed to
 JOURNAL REVIEW

Conclusion And Recommendation

In conclusion, its noted that, although many commercial highrise buildings are provided with fire
protection systems and methods such as fire detection and alarm system, portable and fixed fire extinguishers,
maintenance still remains wanting.
A key setback to maintenance is improper or lack of implementation of the recommendation made after
inspections are performed. Further, the survey shows that all (100%) the buildings do not have critical fire
protection systems such as firefighting and evacuation lifts and facilities for the disabled.
In order to achieve optimal fire safety in commercial highrise buildings its recommended that a)
maintenance of fire protection systems and methods should be part of the occupiers management
responsibility and should not be considered as an extra expense but rather as part of investment portfolio; b)
thorough inspections, reporting, feedback and remedial actions should be undertaken with due diligence to
protect the property, lives and/or the environment; c) projects undertaken for construction of commercial
highrise buildings should provide for the firefighting and evacuation lifts in future. They should also consider
installation of facilities for the disabled at design stage.

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