Farringdon West: Total Access (Uk) Maintenance and Access Strategy

Farringdon West
Stage 3 Report
J
TOTAL ACCESS (UK)
MAINTENANCE AND ACCESS
STRATEGY
Raleigh Hall Industrial Estate, Eccleshall, ST21 6JL – E:[email protected] – W: www.totalaccess.co.uk rev - page J1
Farringdon West
Stage 3 Report
Farringdon West, Cowcross St, Farringdon, London EC1M 3JF - 99269
ACCESS & MAINTENANCE STRATEGY FOR CLEANING AND LIGHT MAINTENANCE

FAW-TOA-ZZ-NLA-RP-AC-0001
Prepared by: A Marshall

Revised by: A Marshall
Original Dated: 16th April 2018
Revision
Revision – Formal issue A Marshall BH 18.5.18 -
First Draft A Marshall 16.4.18 0
Description Author Chk’d Date Rev
Farringdon West
Stage 3 Report
Contents
1. Introduction
2. Executive Summary
3. Access / Cleaning Methods
4. Glazing Access for Cleaning
5. Glazing Replacement
6. Risk Assessment
Appendices Issue Letter
A Total Access Schematics for Glass Cleaning -
B Façade Load Details rev 2
C Davit Load Details -
D MEWP Datasheet -
E Layout details -
F Item considered and removed -
Scope: Access Strategy for cleaning and light maintenance and glazing replacement
Farringdon West
Stage 3 Report
1 Introduction: 2 Executive Summary:
In accordance with the request of Ian Farmer at HB Reavis, Total Access (UK) Ltd have drawn up this façade
The building is predominantly shear sided and has good provision for access above the elevations where cleaning
access strategy to provide access to the external elevations of the Farringdon West development for cleaning
and maintenance. This document takes into account the wish of the developer and architect to assess façade and maintenance are required. There are however a number of constraints that complicate the provision of access
access methodologies and consider incorporation of industrial rope access into the design where practicable. The to this building, namely the presence of the underground tunnels, the roof over Farringdon Station (owned by
proposal is to address access requirements such as routine cleaning, minor repairs to the façade. others), pedestrianised areas and adjacent roads being ‘Red Routes,’ i.e. no stopping/loading on the road.
Location: Access to most of the building has been designed to be achieved without the need to pass through demised areas.
Some of the glazing is double storey height. The proposed method of cleaning of this glazing will be using Water
Fed Poles or alloy towers where possible. Whilst the (privately owned L2), L4 L6 and L7 terraces can be accessed
from above, a means of getting the equipment to the terrace through the demised areas will need to be
considered.
The access strategy is based on the following assumptions:
• Only fully qualified, authorised and competent personnel will have access to the roof areas.
• A written procedure (as would by typically given in the building operation and maintenance manual) must
be followed to ensure access is given to the correct areas.
• Frequency of cleaning would typically be every 3-6 months with maintenance access (other than PV cell
maintenance) at no more than 3 year intervals.
• Inspections of the anchors are required under the LOLER regulations every 6 months. Under EN 7883: 2005
the anchors and systems require a test and inspection every 12 months, which also covers the necessary
aspects of the LOLER test. Therefore rope access anchors/lifting equipment (eg Davits and rope access
anchors) are inspected every 6 months and fall protection items are inspected every 12 months.
Special Note:
Inspection of fall arrest, restraint and rope access systems requires a visual inspection and examination every 6 or
12 months, subject to use, this includes any mechanical fixings.
Schematics for light maintenance to the façades are given in the appendix.
Farringdon West
Stage 3 Report
3.0 Access and Cleaning Methods Access Method Assessment on 19th February 2017 and is included for record within this report. The
requirements and findings are reviewed and elaborated in the following few pages.
3.1 General requirements
It is our moral and legal duty to undertake an assessment of the type of work and method of access prior to
making recommendations for access methods. Prior to this report being compiled TA completed a Preliminary All work is assessed in terms of duration, regularity, level of skill required and hence level of risk. The lowest form
of risk takes priority over other more hazardous methods. We have considered the best method of work for the
following tasks on this site.
• Access to the roof top plant.

• Cleaning of the glazing every 3-6 months.
Risk Control Triangle
with sub headings as • Maintenance of the rain water outlets (rwo’s)
categorised by IOSH • Replacement of glazing
Access to the L8 plant could be frequent will carry the possibility of a requirement for access during night hours in
an emergency. The plant will be surrounded by a suitably high screen which provides noise screening and a
collective protected working area. Access to the other terraces on levels 4,6 and 7 are via a communal stair core.
They are all enclosed with adequate height glass balustrades. No access to the staircore/lift overrun roof is
required.
Access for cleaning and glazing replacement will be considered in more detail in the sections to follow.
The access strategy and above methods are based on the following assumptions:
• Only fully qualified, authorised and competent personnel will access the roof/roof terrace areas and carry
out the cleaning/maintenance.
• A detailed written procedure / access strategy (including risk assessments, loading requirements) will be
produced by a specialist subcontractor/consultant to define the access and cleaning / maintenance for the
building. This should be approved by the Client and CDM coordinator and be included in the Building O&M
manuals.
• Frequency of cleaning and maintenance access subject to further discussion and agreement with the
Client.
Farringdon West
Stage 3 Report
3.2 MEWP Access considerations
Several elevations can be access via a MEWP – only if road conditions are satisfactory.
Known restrictions are as follows:

Cowcross Street Elevation - Ground loads are kept to a minimum due to the presence of underground
tunnels.
Farringdon Road Elevation - Subject to a footpath closure and possible out of hours use only due to the
road being designated a ’no-stopping’ Red Route.
South Elevation – some areas which can be accessed via the Farringdon road entrance using a low level,
lightweight MEWP, subject to ground loads and access permissions from the owners of the property below
and adjacent to the service yard.
The use of lightweight MEWP is possible with a partial road/footway closure required. A MEWP such as the
Ommelift 42RJ (pictured) will allow access to the top of the glazed façade of the South elevation (max
working height of 42m).
The Ommelift 42Rj has a closed

height of 1.98m, length of less
than 9m and weighs less than 7
tonne.
The alternative, a JLG 1200SJP,

is larger at 3.05m high closed
height and 19 tonne which may
render it too large for the
service yard.
Farringdon West
Stage 3 Report
3.3 Standing reach and Water Fed Pole Cleaning 3.4 Industrial Rope Access (General information)
A typical window cleaner may use a traditional squeegee and water bucket. Other methods of window cleaning, Industrial rope access is a method of work positioning that uses a double rope system connected to a pair of
especially at heights over a standing persons reach will use Water Fed Poles. anchors (normally conforming to EN 795: 2012 – Protection against falls from height – Anchor devices –
Requirements & testing). The technique is often viewed as a form of fall arrest and as such is placed too far down
The typical reach of a person is 1m from a standing the HSE’s Hierarchy of Fall Protection. When carried out in strict accordance with BS ISO 22846 – parts 1&2:
position. It may be possible to reach up to 1.2m however Personal Equipment for protection against falls – Rope Access Systems (and preferably the Industrial Rope Access
the standard of the clean will be diminished. Beyond 1.2- Association (IRATA) guidelines & International Code of Practice), rope access provides a very safe system of work
1.4m reach will require the use of a short pole of not more for access at height.
than 400mm length. The standard of clear at this reach with
a pole will also be a lower quality than a 1m standing reach. The inherent safety of rope access is provided by thorough training and supervision via training schemes such as
An accessible tap should be located on the nearest those provided by IRATA. Development of rope access workers competency progresses through three phases,
accessible terrace. Level 1 to Level 3 (supervisor), the steps between Level 1 to Level 2 and Level 2 to Level 3 requiring a minimum of
Up to 1m
1000 hours (and 12 months) recorded as worked on the ropes.
Under IRATA’s requirements, industrial rope access teams must be a minimum of two workers comprising a Level
1 rope access technician and Level 3 rope access supervisor as a minimum.
Using a water fed pole requires portable equipment which will be taken through the occupied floors to the
terrace areas and will also be used in the reception area.
Farringdon West
Stage 3 Report
Rope access is not limited by obstructions or geometry and in many cases the method is actually helped by Note that whilst rope access operatives normally use suitable capping protection, it is advised that where access
complicated designs in that anchorages can be hidden. This can effectively free architects to design structures that and materials loading is required consideration must be given ensuring that any parapet coping / flashing adjacent
were once inhibited by traditional forms of access.
to abseil anchor point locations is strong enough to withstand foot traffic and loadings from abseil ropes and of a
For safe and successful delivery of rope access techniques it is vital that operating companies and their staff are design which will not damage the abseil ropes. The parapets, sills and any area subject to use by rope access
competent and work to the highest possible standards. For this reason, we advise that only Industrial Rope Access operatives should be designed with an un-factored load of 1.5kN during normal use and 3kN in a rescue scenario.
Trade Association (IRATA) member companies and qualified individuals are used to perform rope access work.
Provision for strategic watering points on roof/terrace areas will also be required for window cleaners to refill
Such companies and individuals are audited and assessed against strict operating protocols to assure the safest buckets etc.
techniques are used. In certain parts of the county this might restrict the building manager when sourcing Examples of edge protection supplied by maintenance operatives. Example of edge protection kept at site.
competitive quotes as the number of IRATA member companies may be limited.
When designing a building to be accessed using rope techniques, consideration must be given to the strength of
the building fabric, (decorative surfaces in particular), and the strength of the structure to provide suitable
anchorages. The technique will inevitably mean that the façade will be walked on below the anchor points and the
operatives weight will be applied to parapets, nosings, ledges and other decorative features.
The static load requirement for rope access works is 15kN in accordance with BS7985:2002 cl 12.3.5.2 (Code of
practice for the use of rope access methods for industrial purposes).
Typical rope access working examples. Canvas rope protectors
Bespoke saddle type edge protectors
Rung type connected protectors laid

directly over parapet
Farringdon West
Stage 3 Report
3.5 Rope Access Anchors
Deviation over glass balustrades will take the form of davits to prevent loading to the balustrade by rope
access loads:
These are to be centred at 1.5m along the elevation with a minimum distance from the inside of the parapet
of 150mm, although 300mm gives more tolerance. We recommend a 1.5m reach davit which has been
developed to incorporate the EN 795 class A anchors (to be used for rope access) within the base of the
davit. Typical turning moment calculations for this can be found in appx C.
The location of the sockets is also affected by the depth of parapet. On this building parapets over which the
operatives will access are either 935mm deep or 1135mm deep. If the socket is located at its closest to the
parapet, the operative will be 415mm and 215mm from the façade face. In short one area (south of Gridline
1 on Gridline B (on Farringdon road elevation) the parapet is only 612mm deep. The socket will need to be
around 470mm from the inside face of the parapet.
1.5m reach temporary davit used with cast

in socket over a parapet with of 1.135m
Farringdon West
Stage 3 Report
4.0 Glazing access for cleaning. 5.0 Glazing replacement
4.1 Access to floors All glazing replacement is to be done internally with assistance from rope access operatives where necessary. The
rope access anchors cannot be used for materials handling. The largest size of glazing should be transportable
Access to the floors will be as follows; internally. Consideration should be made to the size and capacity of the lift including the position of the doors.
Ground floor will be accessed from the pedestrianised area on Cowcross Street and the pavement on Farringdon
Most glazing is understood to be capable of taken to point of use by internal lifts and materials handling units.
Street. Cleaning is to be done by hand or via WFP. There are a range of safe working methods for replacement of the glazing. Not in the least the wide range of
glazing robots and portable materials handling units available. The scope, methodology and risk assessment should
1st floor will be accessed via the lift core either from the ground floor main entrance at the corner of Farringdon be undertaken by the glazing company. There are several options available to them in terms of fall protection
Rd and Cowcross St or via the entrance from the service yard off Farringdon Rd. Cleaning is via WFP, in the case including temporary ‘dead-weight’ anchors or a fold away restraint barrier.
of double height glazing or via rope access from drops above.
Where the glazing cannot be taken in via normal routes it should be possible to ‘land’ the glazing at a
2nd, 3rd and 5th floors as per 1st floor, riding lift to correct level. No external glass cleaning required from inside terrace/ground location below the area in which it will be required. Following trolley transfer of the glazing to the
the building. External cleaning is via rope access from drops above. area directly below the removed damaged unit the use of a mobile floor crane or other deadweighted system with
a lifting winch and vacuum unit will be necessary above and/or inside the building to assist with manoeuvring of
4th floor terrace. Access level 7 terrace via the lifts from ground level. Using rope access davit access level 4 the glass into place. Rope access operatives may assist however the davits cannot be used for materials loading.
terrace from a point on L7 terrace (suggest a point along the East elevation around gridline H/16). External
cleaning is by hand and by rope access subject to elevation. Entrance lobby considerations
The glazing to the entrance lobby should be transported to the point of fitting via the outside of the building
6th floor. Access is from the level 7 terrace via the lifts from ground level. Using rope access davit access level 4
terrace from a point on L7 terrace (suggest a point along the Farringdon Rd elevation around gridline C/6). An GGR group (www.ggrgroup.com) have an especially good range of materials lifting equipment and informative
External cleaning is by hand and by rope access subject to elevation. website.
7th floor. Access is via the lifts on ground floor. External cleaning is by hand and by rope access subject to Note delivery of the materials to the rope access maintained areas should be considered by the façade suppliers.
elevation. It is anticipated this would need to be via a suitable MEWP/crane/materials crane bearing in mind the limited
ground loading available due to the basement location and the underground services/tunnels.
8th floor. Access is via the service lift on ground floor. External cleaning is by WFP and by rope access subject to
Any ladders/towers used in the alley way should be GRP in the light of the close location of the North London
elevation. Davits will be located on a suitable gantry at roof level. Access to the gantry is within the plant
Line. A Safe System of Work should also be in place.
enclosure.
These small davits can be carried through the building as they are bagged and each component weighs less than
25kg however we would not recommend lowering them down the façade to the required terrace. Either access
should be gained through the offices or davits should be kept in lockable storage on the terraces at each working
level, ie L4, L6 and L7.
Rope access is not recommended to the south-east corner of the level 4 terrace pending the determination of
the distance from the railway lines below. The south of this L4 façade can be accessed from the drops at level 8
gantry down to the level 3 roof and (whilst still attached to the ropes in restraint) access these two windows on
foot.
No other areas on this building are exposed to unprotected edges.

Sumner 2124
See appx A for elevations showing access type.
See appx B for anticipated façade loading details.
See appx C for typical davit turning moment loads.
Farringdon West
Stage 3 Report
6.0 Risk Assessment
Probability Score Consequences (Severity)

Certain: happen at any moment 5 Multiple fatality
Very likely: could happen 2 or 3 times a year 4 Fatality
Likely: could happen once a year 3 Major injury
Unlikely: could happen once in 2 or 3 years 2 Incapacity to work
Remote: could happen once in 5 years 1 Minor injury
Risk Rating
Risk Score Risk Rating Action Required

20 – 25 Very High Work should cease until risk has been reduced
15 – 19 High Urgent action should be taken to reduce further risk
10 – 14 Medium Risk reduction measures must be considered if the severity of risk
is high. Cost effective measures may be considered to establish
more precisely the need for improved control measures
5–9 Low Measures to reduce risk should be monitored
1–4 Very low No further action required
Assessment of Residual Risk with Control Measures Provided and Monitored
Factor Risk Control Measures

1.00 No significant measures in place
0.75 In general terms, only PPE and discipline reduce the risk
0.50 Procedural and engineering controls, isolation, PPE and discipline
0.25 Substitution, reduction methods, isolation, procedural and engineering
controls, PPE and discipline
Farringdon West
Stage 3 Report
Who’s At Probability Severit Risk Residual

Hazard Risk Control Measures Factor
Risk y Rating Risk
Falling leading to death or serious injury Suitably qualified and competent supervisor (i.e IRATA Level 3) to
Rope due to: carry out a visual inspection of anchorages before use.
access Operatives
(abseiling) Inadequate anchorages. BS ISO 22846 – parts 1&2: Personal Equipment for protection
and against falls – Rope Access Systems (and preferably the Industrial
Rope Access Association (IRATA) guidelines & International Code
working on
Operatives of Practice) to be followed.
the façade. 4 4 16 0.25 4.0
Unsafe techniques used.
Correct selection and use of safety equipment (BS 8437) – use of
Failure to use correct safety equipment. the roof fall restraint system.
All personnel to be trained and competent to use rope access

Untrained personnel. techniques.
Rope Operatives Falling leading to death or serious injury Ensure all equipment is fit and suitable and has current load test
access due to: certification and LOLER inspection records.
(abseiling)
and Inadequate strength of equipment. All personnel to be trained and competent to use rope access
working on Operatives equipment.
the façade
cont’d All equipment to be stored away from hazards of contamination.
Operatives Failure to install equipment securely. 4 4 16 Rope logs to be completed for each job together with a record of 0.25 4.0
substance used.
Contamination of ropes and equipment
Temporary closure of the car park entrance. Exclusion zone to be
Operatives set up on roadway.
Entanglement of ropes with vehicles
using Canal Reach and the car park Exclusion zones to be set up to prevent the public or third parties
entrance encroaching the area beneath.
Public/third Being struck by falling equipment/

parties materials
Temporary
ladder Maintenance Falling leading to death or serious injury Temporary ladders only to be used where alloys towers are not
access to the staff possible and not within ladder height + 2m of an edge.
facades on
East 4 4 16 Staff trained and competent to use the fall protection system. 0.5 8.0
elevation
where other Staff equipped with suitable and sufficient equipment to protect
means are against falls from height.
not possible
Farringdon West
Stage 3 Report
Working Window Vehicle collision or serious injury due to Restrict movement of vehicles when working over yard, notify
within cleaners unstable work platform 3 4 12 land-owner (Crossrail) of work. 0.5 6.0
service Glaziers
yard area Maintenance Ensure platforms (MEWPs) are suitable for work and not over
staff weight with respect to ground loading.
Working on Window Falling leading to death or serious injury Use water fed poles from the balcony floor to clean the glass.
balconies cleaners
above Glaziers Use a podium step or similar equipment to provide collective fall
handrail Maintenance protection when working above handrail height on the single
height staff 4 4 16 height glazing up to 2.5 metres. 0.75 12.0
Use aluminium scaffold tower when working on the 2nd storey of

the façade (whether from terraces or street level) and include
exclusion zones.
Or Use industrial rope access anchors and recommended RA

techniques.
Who’s At Probability Severit Risk Residual

Hazard Risk Control Measures Factor
Risk y Rating Risk
Unprotecte Persons Falls on to 2nd floor roof above rail line No loose ropes (rope access) permitted on the south or east
d edges working on or onto rail line. 3 4 12 façade. 0.25 3.0
rd
the 3 floor
south façade. Length of cleaning poles to be limited such that they cannot
encroach the OCS exclusion zone (if present).
Train users.
Maintenance No work to be commenced is wind gusts are forecast to be above

staff. 8m/s(17.5mph, Beaufort scale 5+, fresh breeze)
Operatives to maintain restraint reach only on abseil ropes rigged

at L8 gantry level.
All loose equipment & materials to be stored within the cradle. All
tools used at height to be attached by lanyard.
MEWP’s not to be used on this elevation without track possession

and OCS isolation.
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Stage 3 Report
A Total Access Schematics for Glass Cleaning
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B Façade Load Details
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The height of davit dictates the start of the load to the parapet. On this scheme a 2.2m
tall davit means that the top 2m of façade below each davit access point will require
reinforcement.
Farringdon West
Stage 3 Report
C Typical davit load details.
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Stage 3 Report
The above figure will be the maximum load applied during a rescue. The in-service figures The ultimate load should be considered however the full 41kN is not a likely load due to
will be half of this. some energy absorption from the anchors, davit, rope and harness and the requirement
for a large fall factor. The absorption factors are not calculable as these differ with each
potential fall due to position of operative.
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Stage 3 Report
D MEWP Datasheet
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E Layout details
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Exclusion zones operate around behind and below the works. The areas shown are
Davit sockets are fitted to the terraces (below finishes with access
indicative only, the size will vary according to the drop height. The zones on the
panels/slabs) at 1500mm centres. This may change slightly at
terraces are not shown for clarity. Access to 3rd Party properties are required.
corners. The socket should be not less than 150mm from the
finished face of the parapet/upstand.
Cast in sockets are recommended, see below;
Surface Mount sockets are suitable for the steel gantries, as below;
Consideration of the gantry structure and widh will be considered to

prevent clashes with supporting braces as appears at the corners.
A fall restraint system should be provided to the roof of the internal plant
area ( not shown( if access is required to this roof.
Access to this corner of the building should be considered more carefully.

Whilst davits can be used on this elevation (on level 4 to access façade
between floors 4 and 2) this corner is adjacent to the opening over the
railway line. Any ropes used here should be a restricted length to prevent it
falling near the line/opening.
Farringdon West
Stage 3 Report
F Items considered and dismissed
Farringdon West
Stage 3 Report
Individual Rope Access Anchors Other types of anchors.
Rope access anchors can take many forms; Temporary dead weight anchors
Example of wall fixed and screen fixed stainless steel and white powder coated anchors
Twin anchor posts for use with or without davits.
The Farringdon West scheme will be fitted with davits for access. There are no rope access anchors to be fitted
to the parapet/direct anchors, hence the following load table is not required to be considered.
Access rails
Farringdon West
Stage 3 Report
Temporary Cradles
There are a number of types of temporary cradles supported by larger davits at centres of 3m centres or greater.
These davits are manoeuvred using the wheels incorporated within the mast. They are used in conjunction with
demountable cradles.
The presence of two narrow terraces on Cowcross Street and Farringdon Road will require the cradle to be lifted
permitting the operatives to clean from ground level to level 4, 6 or 7, the cradle is then de-rigged and the masts
taken to level 7. The cradle is again lifted from level 4 or 6 to permit the operatives to clean up to the level 7
windows.
To access the East elevation of the plant screen the cradle will need to be left on the level 4 terrace and the
masts taken to up the gantry to lifting locations over the east elevation and lifted/cleaned from there.
This will require the masts to be taken though the building to the terraces. The shortest (at 1.63m high) mast
weighs 46kg, the boom (minimum reach required 2.44m) weighs 46kg. The length of the boom may mean that
this is not a viable solution due to the available height in the lift.
This is a solution that would be more suitable for a vertical façade with an uninterrupted surface. The glazing is
also recessed around 600mm from the façade which will require the operative to reach beyond the location of
any guide/buffer wheel.
A power supply to each level (4, 6, 7 and plant gantry) would also be required as well as storage for the booms,
masts and cradle.
Tractel Solo suspended working platform
Farringdon West
Stage 3 Report
END OF REPORT

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Farringdon West

Farringdon West, Cowcross St, Farringdon, London EC1M 3JF - 99269

ACCESS & MAINTENANCE STRATEGY FOR CLEANING AND LIGHT MAINTENANCE

Prepared by: A Marshall

Appendices Issue Letter

A Total Access Schematics for Glass Cleaning -

B Façade Load Details rev 2

C Davit Load Details -

F Item considered and removed -

1 Introduction: 2 Executive Summary:

The access strategy is based on the following assumptions:

• Access to the roof top plant.

3.2 MEWP Access considerations

Known restrictions are as follows:

The Ommelift 42Rj has a closed

The alternative, a JLG 1200SJP,

Typical rope access working examples. Canvas rope protectors

Bespoke saddle type edge protectors

Rung type connected protectors laid

3.5 Rope Access Anchors

1.5m reach temporary davit used with cast

4.0 Glazing access for cleaning. 5.0 Glazing replacement

No other areas on this building are exposed to unprotected edges.

6.0 Risk Assessment

Probability Score Consequences (Severity)

Risk Score Risk Rating Action Required

Assessment of Residual Risk with Control Measures Provided and Monitored

Factor Risk Control Measures

Who’s At Probability Severit Risk Residual

All personnel to be trained and competent to use rope access

Public/third Being struck by falling equipment/

Use aluminium scaffold tower when working on the 2nd storey of

Or Use industrial rope access anchors and recommended RA

Who’s At Probability Severit Risk Residual

Maintenance No work to be commenced is wind gusts are forecast to be above

Operatives to maintain restraint reach only on abseil ropes rigged

MEWP’s not to be used on this elevation without track possession

A Total Access Schematics for Glass Cleaning

B Façade Load Details

C Typical davit load details.

Cast in sockets are recommended, see below;

Consideration of the gantry structure and widh will be considered to

Access to this corner of the building should be considered more carefully.

F Items considered and dismissed

Individual Rope Access Anchors Other types of anchors.

Twin anchor posts for use with or without davits.

Tractel Solo suspended working platform

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