Planning Fire Statements and Building Control

A planning fire statement — produced at Gateway 1 or under London Plan Policy D12a — is primarily a planning document. However, the principles and approach set out in the planning fire statement have a direct bearing on the building control process that follows. A well-prepared planning fire statement, produced by a chartered fire engineer who understands the full design process, creates a strong foundation for the subsequent building control fire strategy.

How Planning Fire Statements Connect to Building Control

The planning fire statement establishes the overall fire safety approach for the project — the evacuation strategy, the compartmentation concept, the firefighting facilities approach, and the external wall fire safety position. When the project proceeds to building control, these commitments must be reflected in the detailed fire strategy. Where the planning fire statement made commitments that the detailed design cannot fulfil, the disconnect creates difficulties at building control stage.

This is why it matters who produces the planning fire statement. A fire statement produced by a chartered fire engineer who understands the building control process will make commitments that are deliverable. A fire statement produced as a tick-box exercise may make commitments that create problems later.

What Building Control Looks For From a Planning Background

Building control surveyors reviewing a fire strategy are increasingly aware of the planning fire statement context — particularly for higher-risk buildings and London developments. Where a planning fire statement was required, building control may check that the detailed fire strategy is consistent with the approach set out at planning stage. Material departures from the planning fire statement may require planning authority notification.

Fire Safety Statements at Gateway 2

For higher-risk buildings, the planning fire statement (Gateway 1) and the detailed fire strategy (Gateway 2) are part of the same regulatory journey overseen by the Building Safety Regulator. The BSR expects consistency between the Gateway 1 and Gateway 2 submissions. A Gateway 2 submission that departs materially from the Gateway 1 fire statement must explain and justify those departures.

Making the Most of the Planning Fire Statement

The planning fire statement is an opportunity — not just an obligation. A fire engineer who is involved in producing the planning fire statement and who then goes on to produce the building control fire strategy ensures continuity and consistency across both submissions. This approach reduces risk, reduces rework and reduces overall cost.