What Planning Gateway One requires
Planning Gateway One came into force on 1 August 2021. It applies to relevant buildings – those that are 18 metres or more in height, or have 7 or more storeys, and contain two or more dwellings or educational accommodation. A full planning application for development that includes (or sits within the curtilage of) a relevant building must be submitted with a completed Fire Statement Form.
The Building Safety Regulator is now the statutory consultee for these applications. Its advice tells the local planning authority whether the scheme raises fire safety concerns that should be dealt with at planning – for example fire service access, water supplies, or a layout that can't accommodate the escape routes a building of that height needs.
London Plan Policy D12 fire statements
In London, fire safety is also a planning policy matter. London Plan Policy D12 expects major developments to be supported by a fire statement produced by a suitably qualified, independent assessor, and all developments to achieve the highest standards of fire safety. Boroughs routinely ask for a D12 statement on schemes that are well below 18 metres, so a Gateway One form on its own isn't always enough.
Prior approval and permitted development
Fire safety information is also needed for some prior approval routes. Where an office-to-residential conversion under Class MA creates a relevant building, the regulator is consulted. Upward extensions under Class A and AA carry a fire risk condition that needs a fire safety report covering how the external walls will resist fire spread. We prepare these reports to the same standard as a fire statement.
Why get it right at planning
Decisions taken at planning are expensive to undo. A fire statement that commits to a single staircase, the wrong fire service access or an unrealistic evacuation approach can force a redesign at Gateway 2 – or a section 73 variation if the change is material. That risk is greater since the second staircase requirement for new residential buildings over 18m took full effect on 30 September 2026.
We prepare fire statements alongside an outline fire strategy, so the planning submission, the design and the later Gateway 2 application tell the same story. See our guide to Planning Gateway One fire statements for more detail.
What's included
- Review of site plan, massing and floor plans
- Applicability check (relevant building or not)
- Completed Fire Statement Form
- London Plan D12 fire statement where needed
- Fire service access and water supplies
- Means of escape and evacuation principles
- External wall and fire spread principles
- Outline fire strategy to support the statement
- Responses to BSR or borough queries
- Prior approval fire safety reports
Fire statement fees
Fees depend on the size and complexity of the scheme, whether a London Plan D12 statement is needed as well as the Gateway One form, and whether an outline fire strategy already exists. We'll give you a fixed fee once we've seen the plans – see the cost guide.
Where we work
Fire statements are prepared for schemes across London, Slough and Berkshire, and UK-wide.
Guides on this topic
- Second staircase rules for buildings over 18m: the 30 September 2026 deadline explained
- Planning Gateway One: when you need a fire statement
- Office-to-residential conversions: a fire safety checklist
Related services
- Fire Strategy Reports – for new builds, refurbishments and changes of use
- Building Safety Act Consultancy – gap analysis, golden thread and Gateway support
- Fire Safety Peer Reviews & Expert Witness – independent reviews of FRAEWs, strategies and safety cases