Planning fire safety statement
A fire safety statement for a planning application, setting out how the scheme deals with means of escape, fire spread and access for the fire service.
About this service
A planning fire safety statement explains, at planning stage, how a scheme will keep people safe in a fire. It covers how occupants escape, how fire and smoke are stopped from spreading, and how the fire service will reach the building and find water. In London, planning policy expects fire safety to be considered from the earliest design stage, and many councils now ask for a statement with applications for new homes, conversions and changes of use.
We prepare statements for homeowners, landlords, small developers and architects working on flat conversions, HMOs, new houses, small blocks and mixed-use schemes up to 15 metres and five storeys. A typical example is a house being converted into flats, where our conversion to flats or HMO structural package covers the structure and this statement covers the planning fire information. Both work from the same drawings, so the scheme stays consistent.
Missing or thin fire information is a common reason for applications being held up at validation or delayed by queries. A statement written to the relevant policy, referring clearly to the proposed drawings, gives the planning officer what they need. It also flags design issues early, such as a single stair serving too many flats or no realistic fire service access to a rear unit, while the layout can still change.
When you need it
- Your council requires a fire statement with the planning application
- Your scheme creates new homes, an HMO or a change of use
- The planning officer has asked for fire information
What's included
- Review of the proposed drawings
- Means of escape and fire spread strategy
- Fire service access and water supply
- Statement written to the London Plan policy where it applies
How it works
- Review the drawingsWe review the proposed plans, sections and site plan alongside information on the existing building, and confirm which planning policy requirements apply to the scheme and the borough.
- Identify the key risksWe look at the building's use, height, number of units and layout to identify the main fire safety issues, such as escape distances, stair arrangements and appliance access.
- Set out escape and fire spreadWe describe the strategy for escape routes, protected stairs and lobbies, separation between units, external wall materials and fire detection, at the level of detail planning needs.
- Cover fire service access and waterWe explain how the fire service will reach the building, the distance from appliance to entrance, nearby hydrants, and whether dry risers or alternatives are needed.
- Issue and updateWe issue the statement for submission and answer planning officer queries. If the drawings change before submission, we update it so it matches the final application.
What you receive
Planning fire statements versus Building Regulations fire design
A planning fire statement is not the same as fire design for Building Regulations. At planning stage it shows that the scheme can achieve a safe fire strategy and that the layout supports it. Later, Building Control checks the detailed design against the regulations, which needs more specific information such as fire resistance periods, door specifications and alarm systems. Keep the two consistent so the permission does not lock in a layout that cannot comply.
The problems we see most often are layout ones. Bedrooms only reachable through a kitchen, open-plan flats in converted houses, long escape routes in one direction only and rear units with no practical fire service access all need resolving. Some can be handled with sprinklers or other compensating measures, but that should be agreed with the design team rather than assumed. Raising these points at planning is far cheaper than redesigning later.
Expectations also vary with scheme size. Larger developments face more detailed fire statement requirements under the London Plan, while smaller schemes may need a proportionate statement, and your council will confirm what it wants. For conversions, our guide to converting a house into flats or an HMO sets out the wider structural and regulatory steps.
Not included
- Detailed fire engineering for Building Regulations
- Fire risk assessments of occupied buildings
Projects that used this service
Frequently asked questions
Do I need a fire statement for a planning application in London?
Many London councils now expect one for schemes creating new homes, HMOs, changes of use and larger developments, based on London Plan fire safety policy. The requirements are more detailed for major developments, but smaller schemes are increasingly asked for a proportionate statement too. Check your council's validation list or ask the planning officer. If you are unsure, send us your drawings and we will advise.
What should a planning fire safety statement include?
It should explain the building's construction and use, the means of escape, how fire and smoke spread will be limited, separation between homes, the materials proposed for external walls, fire detection and alarms, access for fire appliances and the water supply for firefighting. It should refer to the actual planning drawings so the officer can see how the layout supports the strategy.
Is a planning fire statement the same as a fire risk assessment?
No. A fire risk assessment is carried out on an occupied building to identify hazards and how they are managed day to day, and is a duty of the person responsible for the premises. A planning fire statement is written for a proposed scheme before it is built, to show the design can achieve a safe fire strategy. We prepare planning statements, not fire risk assessments.
Does an HMO need a fire statement for planning?
If the HMO needs planning permission, many councils will ask for fire information with the application. HMOs carry particular fire risks because several unrelated people share one building, so the statement covers protected escape routes, fire doors, detection and separation. HMO licensing by the council's housing team is a separate process with its own fire safety standards.
How much does a planning fire safety statement cost?
Our planning fire safety statement starts from £350 + VAT for a straightforward scheme such as a small conversion. The fee depends on the size and complexity of the proposal and the level of detail the council requires. We confirm a fixed fee in writing before starting, with a typical turnaround of 10 working days confirmed alongside it.