Fire Strategy for Planning Applications London

Why London planning applications require a fire strategy

London Plan Policy D12a requires that all major planning applications in Greater London are accompanied by a fire safety statement. For most schemes of any significant scale, the fire safety statement incorporates a fire strategy report produced by a chartered fire engineer — the document that sets out how the proposed building design addresses fire safety from means of escape through to firefighting access. This requirement applies to residential, commercial, mixed-use, and other major developments, and is assessed by the local planning authority as part of the planning decision.

For higher-risk buildings — those above 18 metres or with more than 6 storeys containing residential accommodation — the Building Safety Act 2022 adds a further layer of requirement. Gateway 1 requires a fire statement to be submitted with the planning application before planning permission can be granted. The Gateway 1 fire statement must demonstrate that the design of the building can meet the functional requirements of the building regulations in relation to fire, and must identify any significant fire safety risks and how they will be managed. This goes beyond a standard fire safety statement and requires substantive fire engineering input.

At Fire Safety Services, we produce fire strategy reports and fire safety statements for London planning applications across all building types and scales. We are familiar with the specific expectations of London boroughs' planning departments, the Mayor's London Plan Policy D12a guidance, and the requirements of Gateway 1 for higher-risk buildings. Every report is produced by a chartered engineer and reviewed before submission to ensure it addresses the specific questions the planning authority will ask.