What regulations and guidance govern fire strategy reports?

Fire strategy reports are produced against several regulatory frameworks and guidance documents depending on the building type. These include Approved Document B (Buildings Regulations 2010), BS 9999 (Fire safety in the design, management and use of buildings), BS 9991 (Fire safety in the design, management and use of residential buildings), and the Building Safety Act 2022. For higher-risk buildings, the Building Safety Regulator (BSR) sets additional requirements. Named regulatory bodies include HSE as the Building Safety Regulator, the Fire and Rescue Service (FRS), and the Regulatory Reform (Fire Safety) Order 2005 (RRO 2005).

What information do you need to produce a fire strategy report?

To produce a fire strategy report we typically require architectural drawings at the relevant RIBA stage (floor plans, sections, elevations), a description of the building use and occupancy, any relevant planning conditions or building control correspondence, details of the structural frame and facade construction where known, and any previously issued fire safety documents. For retrospective fire strategies we may also require as-built drawings and existing fire safety records.

Fire Strategy Reports & Documents | Fire Safety Services |...

Q: What is a fire strategy report?

A fire strategy report is a technical document that sets out how a building design addresses fire safety. It covers means of escape, compartmentation, structural fire protection, fire detection and warning systems, and firefighting access. It is produced by a chartered fire engineer and is required for planning applications, building control submissions, and Building Safety Regulator (BSR) gateway submissions for higher-risk buildings.

Q: When is a fire strategy report required?

A fire strategy report is required in several circumstances: as part of a planning application for higher-risk buildings under Gateway 1 of the Building Safety Act 2022; for building control submissions under Approved Document B or BS 9999 and BS 9991; for Gateway 2 and Gateway 3 submissions to the Building Safety Regulator for higher-risk buildings; and increasingly for complex commercial, healthcare, heritage, and mixed-use projects where prescriptive guidance does not fully apply.

Q: What is a retrospective fire strategy?

A retrospective fire strategy is a fire strategy report produced for an existing building rather than a new development. It is used when a building was constructed without a fire strategy, when a fire strategy is required to support a change of use or refurbishment, when a building is being registered with the Building Safety Regulator, or when a fire safety review identifies the need to document the existing fire safety provisions. Retrospective fire strategies are assessed against the standards that applied when the building was constructed, with consideration of current guidance where appropriate.

Q: Do you produce fire strategies for all building types?

Yes. Fire Safety Services produces fire strategy reports across a wide range of building types and sectors including residential, high-rise, hotels, restaurants, heritage and listed buildings, timber frame buildings, schools, hospitals, commercial offices, industrial, retail, airports, data centres, and EV charging facilities. Each fire strategy is tailored to the specific building type, occupancy, and regulatory context.

What Is a Fire Strategy?

The document that defines how your building addresses fire safety

A fire strategy report is a technical document produced by a chartered fire engineer. It sets out the fire safety design intent for a building: how occupants will escape, how fire is detected and suppressed, how the structure resists fire spread, and how firefighters can access and tackle a fire safely.

It is not a box-ticking exercise. A well-produced fire strategy informs the architectural design, coordinates with structural engineers and M&E consultants, and provides a defensible record of the fire safety rationale for the life of the building.

Fire strategy reports are produced in accordance with Approved Document B, BS 9999 (non-residential and mixed-use buildings), and BS 9991 (residential buildings), with reference to the Building Safety Act 2022 and guidance from the Building Safety Regulator (BSR) where applicable.

Primary Legislation

Building Safety Act 2022

Governs higher-risk buildings and Gateway submissions to the BSR.

Building Regulations

Approved Document B

The primary prescriptive guidance for fire safety in buildings in England.

British Standards

BS 9999 & BS 9991

Performance-based design standards for commercial and residential buildings respectively.

Occupancy Legislation

Regulatory Reform (Fire Safety) Order 2005

Applies to the management of fire safety in occupied buildings. Informs the fire strategy approach for non-domestic premises.

Regulator

Building Safety Regulator (BSR) / HSE

Responsible for oversight of higher-risk buildings. Fire strategies submitted at Gateway 2 are assessed by the BSR.

When Is a Fire Strategy Required?

Six situations that trigger the need for a fire strategy report

Fire strategies are required at different project stages and for different regulatory reasons. Understanding which applies to your project determines the scope and depth of report needed.

Planning applications (Gateway 1) Higher-risk buildings in England require a planning fire statement alongside the planning application under Gateway 1 of the Building Safety Act 2022 and London Plan Policy D12a.

Building control submissions Building control bodies and the BSR require a fire strategy to demonstrate compliance with Building Regulations Part B before construction begins.

Gateway 2 (Building Safety Regulator) Higher-risk buildings must receive Building Safety Regulator sign-off at Gateway 2 before construction commences. A full fire strategy is a core submission document.

Refurbishment and change of use Any significant refurbishment, extension, or change of use is likely to trigger a requirement for an updated or new fire strategy to reflect the altered building layout and occupancy.

Retrospective fire strategies Existing buildings being registered with the BSR, undergoing a fire safety review, or where no fire strategy was produced at the time of construction require a retrospective fire strategy.

Complex or non-standard buildings Buildings where prescriptive guidance cannot be fully applied — including atria, deep basements, heritage buildings, and large open-plan spaces — require a performance-based fire strategy.

Our Fire Strategy Services

Three types of fire strategy report

The scope and nature of the fire strategy depends on the stage of your project and the regulatory context. All three are produced by our chartered engineers.

Fire Strategy Report

A comprehensive fire strategy document produced at RIBA Stage 2, 3, or 4. Sets out means of escape, compartmentation, structural fire protection, suppression, detection, and firefighting access. Submitted to building control, the BSR, and planning authorities.

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Retrospective Fire Strategy

Produced for existing buildings without a fire strategy, or where the existing strategy is incomplete or out of date. Required for BSR registration, building safety cases, and fire safety reviews. Assessed against standards applicable at the time of original construction.

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Fire Strategy Plans

Annotated floor plans that visually communicate the fire strategy: escape routes, travel distances, compartment lines, protected shafts, and firefighting facilities. Produced alongside the written fire strategy report or as a standalone deliverable for design coordination.

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Our Approach

Fire strategy input across RIBA Stages 0 to 7

We provide fire engineering advice at every stage of the design and construction process, from initial site appraisal through to post-occupation building safety management.

Stage 0 to 1

Strategic Definition

Initial fire safety objectives, site constraints, and feasibility input to inform the project brief and site appraisal.

Stage 2 to 3

Concept Fire Strategy

Concept and developed fire strategy. Means of escape, compartmentation, suppression, and planning fire statement preparation for Gateway 1.

Stage 4

Technical Fire Strategy

Technical design fire strategy, specifications, and Gateway 2 submission documentation for Building Safety Regulator review.

Stage 5 to 7

Construction & Handover

Construction oversight, Gateway 3 sign-off, handover documentation, building safety case, and ongoing fire safety management advice.

Sectors

Fire strategies for every building type

We produce fire strategy reports across the full range of building typologies, with specific expertise in complex, high-risk, and heritage buildings.

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Common Questions

Fire strategy reports: frequently asked questions

What is a fire strategy report?

A fire strategy report is a technical document produced by a chartered fire engineer that sets out how a building design addresses fire safety. It covers means of escape, compartmentation, structural fire protection, fire detection and warning, suppression systems, and firefighting access. It is required for planning applications, building control submissions, and Building Safety Regulator gateway submissions for higher-risk buildings.

When is a fire strategy report required?

A fire strategy is required for planning applications for higher-risk buildings under Gateway 1; for building control submissions under Approved Document B, BS 9999, or BS 9991; for Gateway 2 submissions to the BSR; for refurbishment and change of use projects; and for existing buildings being registered with the BSR or undergoing a building safety review.

What is a retrospective fire strategy?

A retrospective fire strategy is produced for an existing building that was constructed without one, or where the existing fire strategy is incomplete or out of date. It documents the as-built fire safety provisions and is assessed against the standards that applied when the building was constructed. It is commonly required for BSR registration, building safety cases, and fire safety reviews of older or higher-risk buildings.

What regulations and standards govern fire strategy reports?

Fire strategy reports reference Approved Document B (Building Regulations 2010), BS 9999 for commercial and mixed-use buildings, BS 9991 for residential buildings, and the Building Safety Act 2022 for higher-risk buildings. The Regulatory Reform (Fire Safety) Order 2005 (RRO 2005) governs occupied buildings and informs the fire strategy approach for non-domestic premises. The Building Safety Regulator (BSR), operating through HSE, oversees compliance for higher-risk buildings.

How long does a fire strategy report take?

Most fire strategy reports are delivered within 7 to 14 working days of receiving all relevant information, including architectural drawings and a project brief. Complex or phased projects may require a longer programme, which we confirm at the time of instruction.

What information do you need to get started?

To produce a fire strategy we typically need architectural drawings at the relevant RIBA stage, a description of the building use and occupancy, any relevant planning conditions or building control correspondence, and details of the structural frame and facade where known. For retrospective strategies we may also need as-built drawings and existing fire safety records. We will confirm exactly what is needed at the outset.

Do you produce fire strategies for all building types?

Yes. We produce fire strategy reports for residential, high-rise, hotels, restaurants, heritage and listed buildings, timber frame buildings, schools, hospitals, commercial offices, industrial, retail, airports, data centres, and EV charging facilities. Each report is tailored to the specific building type, occupancy, and regulatory context.

Are your fire strategies accepted by planning authorities and building control?

Yes. Fire Safety Services is a chartered independent fire engineering practice. Our reports are produced by chartered engineers with professional membership of the Institution of Fire Engineers (IFE) and are accepted by local planning authorities, building control bodies, and the Building Safety Regulator. We carry up to £5 million professional indemnity insurance on all work.

Fire Strategy Reports

The document that defines how your building addresses fire safety

Six situations that trigger the need for a fire strategy report

Three types of fire strategy report

Fire strategy input across RIBA Stages 0 to 7

Strategic Definition

Concept Fire Strategy

Technical Fire Strategy

Construction & Handover

Fire strategies for every building type

Discuss your fire strategy requirement

Fire strategy reports: frequently asked questions