Which proposals are covered?
The gateway has operated since 1 August 2021. Its scope includes specified development involving a relevant building and development within the curtilage of one, subject to the statutory exceptions. It is not a requirement for every planning application simply because a tall building is nearby. [1]
The national guidance sets out exceptions, including outline applications and certain changes of use. Establish the application type, the building's current and proposed use, and its relationship to the application site before deciding that a statement is unnecessary. A proposal below the national gateway thresholds may still require London's major-development Fire Statement. [1] [2]
How are height and storeys checked?
Gateway one has specific measurement and counting rules. Its guidance addresses the lowest adjoining ground level, the upper floor surface of the top storey, basement levels, plant-only storeys and mezzanines. Ask the designer to provide a section and a documented calculation using those rules, rather than relying on an estate-agent description or the number of floors visible from the entrance. [1]
Do not assume every building-safety regime uses an identical definition. The Building Safety Regulator's building regulations guidance describes its own higher-risk-building scope, including building types that differ from the planning gateway definition. [3]
What goes in the statement?
Use the national fire statement form. Its purpose is to set out planning-related fire-safety matters, including site layout, access for appliances and water supplies for firefighting. The information should be focused, relevant to the actual proposal and proportionate to its complexity. [1] [4]
Provide the form's building and site information consistently with the submitted plans. Explain the principles adopted and the relevant consultation undertaken. A standalone commercial fire-strategy report should not simply replace the prescribed form without checking that the required information has been supplied.
Who prepares and reviews it?
Appoint someone with the relevant competence to assess the planning fire-safety issues, with input from the architect and other specialists. The statutory consultee considers relevant fire matters and advises the planning authority; the planning authority makes the planning decision. Pre-application engagement can help identify fundamental issues before submission. [5] [4]
A planning-stage fire statement does not replace detailed building control approval. Record assumptions and technical interfaces clearly so they can be carried through into the later design process. [1]
For a London major development, also check D12(B). Commissioning one coordinated assessment process may be sensible, but the team must still satisfy both sets of requirements where both apply. [2]