Fire Safety Statements — An Overview

A fire safety statement is a document submitted alongside a planning application to demonstrate that fire safety has been considered in the proposed development. The concept was introduced by the Building Safety Act 2022, which established the three-gateway approval process for higher-risk buildings. A fire statement at planning stage — Gateway 1 — is now a mandatory requirement for certain development types.

What Does a Fire Safety Statement Cover?

A fire safety statement sets out, at the level of detail appropriate to the planning stage, how the proposed development will address fire safety. It is not as detailed as a building control fire strategy — planning stage information is necessarily less complete than technical design — but it must demonstrate that fire safety has been meaningfully considered in the design.

For Gateway 1 fire statements, the prescribed form requires information on:

• Means of escape and fire safety design approach
• The design team's fire safety strategy and how it will develop as the project progresses
• Identification of the fire safety risks specific to the development
• Firefighting facilities and access for the fire service
• The maintenance and management of fire safety in the completed building

London Plan Policy D12a Fire Statements

In addition to the Building Safety Act Gateway 1 requirement, the London Plan's Policy D12a requires a fire statement for all major planning applications in Greater London. D12a fire statements must address all ten fire safety requirements of the policy, covering means of escape, protection of the external envelope, access for firefighting, water supply, internal fire safety design, and building management.

D12a fire statements are accepted by all London boroughs and the Greater London Authority. Fire Safety Services has an established track record of producing D12a fire statements accepted by all London planning authorities.

Who Produces a Fire Safety Statement?

Fire safety statements should be produced by a competent fire engineer. For the Gateway 1 prescribed form and for D12a fire statements, the Building Safety Regulator and the GLA respectively expect statements to be produced by appropriately qualified professionals. The quality and technical credibility of the fire statement affects the planning authority's confidence in the development and can influence planning conditions.