Fire Statement
The Fire Statement is a planning requirement introduced following the Grenfell Tower tragedy and the subsequent Hackitt Review of building safety. Since August 2021, certain planning applications in England must be accompanied by a Fire Statement demonstrating that fire safety has been considered at the earliest stage of the design process. This requirement forms part of the Gateway One process under the Building Safety Act 2022 and applies to all relevant buildings as defined in the regulations.
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£300 – £5,000+
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1 – 6 weeks
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What is a Fire Statement?
A Fire Statement is a document submitted with a planning application that sets out the fire safety considerations incorporated into the proposed development. It covers the building's layout, construction, means of escape, access for fire service vehicles and personnel, water supplies for firefighting, and the overall approach to fire risk management. The statement must follow the prescribed form set out in the Town and Country Planning (Development Management Procedure and Section 62A Applications) (England) (Amendment) Order 2021 and demonstrate that the applicant has engaged with the relevant fire safety issues from the outset of the design process.
When is a Fire Statement required?
A Fire Statement is required for planning applications involving a relevant building, which is defined as a building that contains two or more dwellings or educational accommodation and that meets one of the following criteria: the building is 18 metres or more in height, or 7 or more storeys tall, whichever is reached first, or it contains two or more dwellings or educational accommodation. In practice, this means the Fire Statement requirement applies to most new-build blocks of flats with two or more dwellings regardless of height, as well as student accommodation and other residential institutions. Single dwellings, houses, and commercial buildings without residential accommodation are excluded.
What does a Fire Statement include?
The Fire Statement must address the key fire safety design principles embedded in the scheme. It covers the site layout and proximity to other buildings, details of the construction materials and methods proposed including external wall systems, the internal layout with particular attention to means of escape and compartmentation, provisions for fire service access including vehicle turning areas and dry or wet risers, water supplies for firefighting, evacuation strategy including whether the building will operate a simultaneous evacuation or stay-put policy, and information about how the design has been informed by engagement with the local fire and rescue authority. The statement must also explain how fire safety has been considered holistically as an integral part of the design.
How much does a Fire Statement cost?
A Fire Statement for a straightforward residential development of two to four storeys typically costs between £2,000 and £4,000. Mid-rise schemes of five to ten storeys generally range from £4,000 to £8,000. High-rise developments over 18 metres, which attract additional scrutiny from the Health and Safety Executive, typically cost £8,000 to £15,000 or more. Costs vary depending on the complexity of the building, the fire strategy, and whether the fire engineer needs to liaise extensively with the fire and rescue authority.
Who can prepare a Fire Statement?
Fire Statements should be prepared by a suitably qualified fire engineer or fire safety consultant. The professional should hold membership of a relevant body such as the Institution of Fire Engineers (IFE), the Institution of Fire Safety Managers (IFSM), or be a chartered engineer with fire safety expertise. The Building Safety Regulator, which is part of the Health and Safety Executive, reviews Fire Statements for high-rise developments and expects them to demonstrate a high level of professional competence.
How long does a Fire Statement take?
A Fire Statement for a standard residential scheme can usually be prepared within 2 to 4 weeks, provided the architectural drawings are sufficiently advanced. More complex schemes requiring engagement with the fire and rescue authority or the Health and Safety Executive may take 4 to 8 weeks. Early engagement with a fire engineer during the design process is recommended, as this reduces the risk of costly design changes later and ensures the Fire Statement can be prepared efficiently.
Frequently Asked Questions
What is Gateway One in the Building Safety Act?
Gateway One is the planning stage of the three-gateway process introduced by the Building Safety Act 2022 for higher-risk buildings in England. It requires fire safety to be considered and documented at the point of planning application through the submission of a Fire Statement. Gateway Two covers building control approval, and Gateway Three covers completion and registration. The gateway process ensures fire safety is embedded from design through to occupation.
Does a Fire Statement replace a Fire Safety Strategy?
No. The Fire Statement is a planning-stage document that demonstrates fire safety has been considered in the design. A Fire Safety Strategy is a more detailed technical document prepared for Building Regulations approval at the detailed design stage. The two documents are complementary, with the Fire Statement setting out the principles and the Fire Safety Strategy providing the technical detail for construction.
Do I need a Fire Statement for a single house?
No. The Fire Statement requirement applies only to buildings containing two or more dwellings or educational accommodation. A single dwelling house, whether detached, semi-detached, or terraced, does not require a Fire Statement at the planning stage. Fire safety for houses is addressed through the Building Regulations process.
What role does the Health and Safety Executive play?
The Health and Safety Executive (HSE), through the Building Safety Regulator, is a statutory consultee for planning applications involving buildings that are 18 metres or more in height or 7 or more storeys. The HSE reviews the Fire Statement and provides comments to the local planning authority on the fire safety aspects of the proposal. Their consultation response carries significant weight in the planning decision.
What happens if my Fire Statement is inadequate?
If the local planning authority or the HSE considers the Fire Statement to be inadequate, you will be asked to revise and resubmit it. An application cannot be validated without a satisfactory Fire Statement, so failure to provide one that meets the required standard will delay or prevent determination of the planning application. In some cases, the authority may refuse permission if fire safety concerns cannot be resolved.
Do I need to consult the fire and rescue authority?
While not a statutory requirement for all Fire Statements, early engagement with the local fire and rescue authority is strongly recommended and may be expected by the planning authority. For high-rise buildings, the HSE will consult the fire service as part of its review. Demonstrating that the fire and rescue authority has been consulted and their comments addressed strengthens the Fire Statement significantly.
Does the Fire Statement need to cover external cladding?
Yes. Following Grenfell, external wall systems and cladding materials are a key focus of the Fire Statement. The document must describe the proposed external wall construction and demonstrate that materials will meet the relevant fire performance standards. For buildings over 18 metres, combustible materials in external walls are banned under the Building Regulations, and the Fire Statement should confirm compliance with this requirement.
Can I submit an outline application without a Fire Statement?
It depends on the level of detail available. Outline applications for relevant buildings should still be accompanied by a Fire Statement, though the level of detail will reflect the outline nature of the application. The statement should set out fire safety principles and demonstrate that the proposal can achieve acceptable fire safety standards, with details to be refined at the reserved matters stage.
What is the prescribed form for a Fire Statement?
The government has published a prescribed form that sets out the information required in a Fire Statement. It covers site and building details, construction and materials, means of escape, fire service access, water supplies, and the overall approach to fire safety. While some applicants and fire engineers supplement the form with additional supporting information, the prescribed form must be completed in full and submitted with the application.
How does the Fire Statement relate to Approved Document B?
Approved Document B is the Building Regulations guidance on fire safety that applies at the detailed design and construction stage. The Fire Statement at planning stage is a higher-level document that sets out how fire safety principles have informed the design. It does not need to demonstrate full compliance with Approved Document B, but it should show that the design approach is compatible with achieving Building Regulations compliance at the subsequent Gateway Two stage.