What is a Fire Statement?

In recent years, fire safety has become an increasingly important consideration at the earliest stages of the development process. For many schemes, particularly residential and high-rise developments, a planning application cannot proceed without a robust fire statement prepared by a competent fire engineer or fire engineering consultant.

A planning fire statement is a document submitted as part of a planning application to demonstrate that fire safety has been properly considered at the design stage of a development. It provides planning authorities, fire services, and other stakeholders with confidence that the proposed building can achieve an appropriate standard of fire safety and that fire safety considerations have been integrated into the architectural and strategic design of the project from the outset.

Importantly, a fire statement is not the same as a detailed fire strategy prepared for Building Regulations approval. A planning fire statement operates at a higher level and focuses on the principles of fire safety that influence planning decisions, site layout, access arrangements, evacuation philosophy, and overall building design.

Historically, fire safety was often considered primarily during the Building Regulations stage. However, major fire incidents, most notably the Grenfell Tower fire, highlighted the need to embed fire safety considerations much earlier in the development process.

Many fire safety decisions made during planning directly influence whether a building can ultimately comply with Building Regulations requirements. For example:

• building height and massing;
• site access constraints;
• single-staircase arrangements;
• facade design;
• evacuation strategy;
• smoke ventilation provisions;
• proximity to neighbouring buildings; and
• fire service access.

If these issues are not considered early, significant redesign may be required later, resulting in delays, increased costs, or planning complications.

A planning fire statement helps identify potential compliance issues at the earliest possible stage of the project. This significantly reduces approval risks and can result in substantial cost savings for clients by avoiding major design changes during later design stages, during construction, or even after a building has already been commissioned.

Although the scope varies depending on the project complexity, a fire statement prepared by a fire engineering consultant will typically address:

• Site and building description;
• Fire service access;
• Means of escape;
• External fire spread;
• Smoke control principles;
• Firefighting facilities; and
• Fire safety management considerations.

In London, planning fire statements are commonly required under London Plan Policy D12.

Policy D12 introduced a formal requirement for planning fire statements for certain categories of development, particularly major developments, high-rise buildings, residential schemes, and developments involving vulnerable occupants.

In addition to Policy D12, London Plan Policy D5 is also highly relevant to fire safety design in London developments. Policy D5 requires developments to achieve inclusive access and specifically expects evacuation lifts to be provided in buildings where lifts are installed.

As a result, fire statements for London developments increasingly need to address:
• evacuation lift provision;
• accessible evacuation strategies;
• refuge arrangements; and
• inclusive design principles.

Gateway 1 forms part of the wider building safety reforms introduced following the Grenfell Tower Inquiry.

Gateway 1 applies to Higher-Risk Buildings (HRBs). Under the Building Safety Act framework, an HRB is generally defined as a building in England that:
• is at least 18 metres in height or has at least 7 storeys; and
• contains two or more residential units.

Under Gateway 1, fire safety information must be submitted at planning stage, and the Health and Safety Executive (HSE) acts as a statutory consultee for relevant schemes.

A Gateway 1 fire statement typically addresses:
• fire service access and water supply;
• evacuation philosophy;
• site layout considerations;
• external wall construction;
• structural fire safety principles; and
• access for fire and rescue services.

Preparing a planning fire statement requires more than simply repeating guidance documents. A competent fire engineer consultant must understand:
• planning policy;
• Building Regulations;
• Approved Document B;
• fire dynamics;
• evacuation principles;
• facade fire performance; and
• firefighting considerations.

A well-prepared fire statement can:
• streamline the planning process;
• reduce planning objections;
• identify compliance risks early;
• reduce redesign risk; and
• avoid costly late-stage changes.

A planning fire statement supports the planning application and addresses strategic fire safety principles at a high level.

A detailed fire strategy prepared for Building Regulations approval is significantly more detailed and demonstrates compliance with Requirement B of Schedule 1 to the Building Regulations.

Conclusion

A planning fire statement is now a critical component of many planning applications, particularly in London and for Higher-Risk Buildings across England.

By identifying compliance risks at the planning stage, a fire statement allows the design team to resolve fundamental fire safety issues before they become costly problems later in the project lifecycle. This reduces approval risks, improves design coordination, and helps avoid expensive redesigns during detailed design, construction, or post-completion stages.

As buildings become more complex and regulatory scrutiny increases, the role of the fire engineer and fire engineering consultant in the planning process continues to expand.

Planning Fire Statements vs. Fire Strategies

Fire Statements under London Plan

Gateway 1 Fire Statements

The Role of Fire Engineer

Why is a Fire Statement required?

What does a Fire Statement cover?

Get in touch

If you require advice on planning fire statements, Gateway 1 submissions, or broader fire engineering matters, engaging a competent fire engineering consultant at an early stage can provide significant technical and commercial benefits.