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Planning & Gateway 1

Planning Fire Statements

Fire statements for planning applications under Gateway 1 of the Building Safety Act 2022 and London Plan Policy D12a. Prepared at RIBA Stage 2 and 3 by chartered fire engineers.

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What Is a Planning Fire Statement?

The fire safety document required alongside your planning application

A fire statement is submitted with a planning application for a relevant higher-risk building. It defines the fire safety objectives and performance requirements at concept design stage, demonstrating fire safety has been embedded from the outset.

Under Gateway 1 of the Building Safety Act 2022, a fire statement is mandatory for planning applications for higher-risk buildings. London Plan Policy D12a imposes similar requirements for major developments in Greater London.

A fire statement is prepared at RIBA Stage 2 or 3 and covers means of escape, evacuation strategy, fire service access, and the fire safety design approach. It informs the more detailed technical fire strategy produced for building control and Gateway 2.

Gateway 1 Requirement
Building Safety Act 2022
Fire statements are mandatory for higher-risk building planning applications.
London Requirement
London Plan Policy D12a
Major developments in Greater London must include a fire statement with the planning application.
RIBA Stage
Stage 2 or 3
Prepared at concept or developed design stage to reflect the design at the time of planning submission.
Related Services

You may also need

Gateway 1
Full details of the Gateway 1 requirement under the Building Safety Act 2022.
Learn more
London Plan D12a
The London planning policy requiring fire statements for major developments.
Learn more
Fire Strategy Reports
The detailed technical fire strategy developed at a later RIBA stage for building control.
Learn more
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Common Questions

Frequently asked questions

What is a fire statement for planning?
A standalone document submitted with a planning application demonstrating fire safety has been embedded in the design. Required under Gateway 1 of the Building Safety Act 2022 and London Plan Policy D12a.
When must a fire statement be submitted?
With the planning application. Prepared at RIBA Stage 2 or 3 to reflect the design at the time of submission.
What does a fire statement cover?
Means of escape, evacuation strategy, fire service access, fire safety design approach, and how fire safety is integrated into the building design.
Is a fire statement the same as a fire strategy?
No. A fire statement is the early-stage planning document. A fire strategy is the more detailed technical document for building control produced at a later RIBA stage.
Accreditations & Memberships
SSIP Accredited
SSIP Accredited
Institution of Mechanical Engineers
Institution of Mechanical Engineers
Homes England Approved
Homes England Approved
Constructionline Gold Member
Constructionline Gold Member
IIRSM
IIRSM
Institution of Fire Engineers
Institution of Fire Engineers
IOSH
IOSH
Social Value
Social Value
Fire Protection Association
Fire Protection Association
Acclaim Accreditation
Acclaim Accreditation
Safety and Reliability Society
Safety & Reliability Society
Chartered Engineer
Chartered Engineer
Fire Industry Association
Fire Industry Association
Institute of Fire Safety Managers
Institute of Fire Safety Managers
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Fire Safety Services
Fire Engineering & Safety

Fire Safety Services is a chartered independent fire engineering and safety consultancy. We deliver fire strategy reports, building safety cases, EWS assessments, planning fire statements, and specialist consultancy across London and the UK. Advisory-only, conflict-free advice from engineers with over 30 years of collective experience.

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