As of August 2021, the submission of a Fire Safety Statement is a legal requirement for relevant planning applications in England. This marks a significant step toward integrating fire safety into the earliest stages of building design.
But what exactly is a Fire Statement? How is it different from a Fire Strategy? And what do planners, developers, and consultants need to include?
In this post, FDS Consult UK walks you through the essentials of fire statement development and how we support Gateway One submissions under the Building Safety Act.
What Is a Fire Safety Statement?
A Fire Statement is a planning document that outlines how fire safety considerations have been incorporated into the early design stage of a proposed development.
It is required for:
- All developments involving a “relevant high-rise building” (18m+ or 7+ storeys with 2+ dwellings)
- Proposals involving a material change of use or new units within such buildings
Fire Safety Statements are submitted as part of Gateway One and reviewed by the Building Safety Regulator (BSR).
Purpose of the Fire Statement
- Ensure fire safety is integrated into early design
- Support planning officers and BSR in assessing fire-related risks
- Demonstrate compliance with the London Plan and national policy
- Avoid late-stage redesigns due to safety oversights
What Should a Fire Statement Include?
According to guidance from the Planning Gateway One portal and GLA, a Fire Safety Statement should include:
- Site layout and emergency vehicle access
- Means of escape strategy for all users (including disabled occupants)
- Smoke control system overview
- Firefighting access and water supply strategy
- Evacuation and alarm philosophy
- Construction fire safety considerations
- Engagement with fire safety professionals
FDS Consult UK prepares comprehensive, regulator-ready Fire Statements with clear schematics and compliance annotations.
Fire Safety Statement vs. Fire Strategy
| Feature | Fire Statement | Fire Strategy |
| When It’s Required | Planning (Gateway One) | Building Control (Gateway Two) |
| Audience | Planners, BSR, GLA | Building Control, Fire Service, Developer |
| Level of Detail | High-level, site-wide summary | Detailed, engineered fire safety documentation |
| Document Length | Typically 6–12 pages | 40–80+ pages with appendices |
How FDS Consult UK Helps
- Experienced authors of Fire Statements and Gateway submissions
- Project coordination with architects and planning teams
- Compliance mapping with London Plan Policy D12
- Visual schematics for emergency vehicle access, evacuation zones, and smoke control coverage
- Rapid turnaround to meet planning deadlines
Fire Statement FAQs
Do all buildings need a Fire Statement?
No—only those meeting the criteria under the Building Safety Act and guidance from Planning Gateway One.
Can FDS help after a rejection or BSR comment?
Yes—we routinely revise and resubmit Fire Statements that need additional technical evidence or improved clarity.
What formats are your Fire Statements delivered in?
Standard PDF (print-ready), with CAD and editable versions upon request.
Fire Statements from FDS Consult UK
Fire Statements are no longer a box-ticking exercise, they are your first opportunity to demonstrate responsible design, regulatory alignment, and risk awareness.
FDS Consult UK ensures your statement is accurate, site-specific, and submission-ready, giving your development the best possible chance of planning approval.
Request a compliant Fire Statement or speak to our Gateway One specialists about your next submission.
