By Mohamed Merchant, Associate Director at TÜV SÜD.
As ever more elaborate building envelopes are created, economical and effective façade maintenance is now a prime consideration within the overall design. If façade access equipment (FAE) is treated as more of an afterthought, trying to work around inappropriate planning decisions can be inefficient and it may even end up failing to comply with industry standards.
FAE must therefore perform as expected from the outset and take minimal assembly time, without any health and safety risk to operatives working at height. Where hazards cannot be eliminated, suitable control measures should be incorporated to manage the risks to an acceptable level. The most appropriate time for designers to consider work at height is therefore during the early stages of the design, taking into account how hazards can be minimised and maintenance carried out in a manner that provides an appropriate level of safety. If work at height issues are considered later in the design process, the likelihood is that detailing of maintenance access will be inappropriate, increasing lifetime costs.
If FAE is not designed appropriately, or is incorrectly installed, it can also have a significant and escalating financial impact, such as a requirement for additional maintenance staff and training.
Multiple aspects will impact the final façade access solution and its long-term viability
On a practical level, FAE also needs storing when it’s not in use. So, visibility & garaging problems can also arise if this element is not considered during the building design phase. Permanently installed Suspended Access Equipment (SAE) should, whenever possible, be stored in a weatherproof environment, or parked FAE must not be along the line of sight. Maintenance zones and clear space for periodic inspection and testing of FAE should also be considered.
Ageing and poorly maintained FAE poses a significant risk to both the user of the equipment and the duty holder. It is therefore vital to ensure that façade access systems retain their integrity throughout the lifespan of the building, without the need for repair or replacement.
The equipment will of course spend much of its time idle, so the impact of the environment on its lifespan is an important factor to consider. An environmental study at the early design stage should therefore specify the minimum required level of protection and finishes, such as waterproofing, galvanising, paint, etc.
An in-depth site survey should be used to review the safety of working conditions and the performance of existing façade access systems. This should include analysis of the overall access strategy and the identification of all possible hazardous activities, alongside the review of relevant safety documentation and maintenance logs. To mitigate any residual risks, which cannot be fully eliminated, appropriate management controls must also be identified. Where deficiencies are found, clear recommendations must be outlined and acted upon.
As multiple aspects of the design process will impact the final façade access solution and its long-term viability, experienced façade access designers should be involved in the early stages of the refurbishment design process, and have direct discussions with the architect. This will help to ensure that the ultimate permanent access equipment solution minimises operational and cost-related hazards.
