If you’re planning a major development in London, you’ll need to submit a Fire Statement in line with London Plan Policy D12. This essential document demonstrates how your project achieves the highest standards of fire safety, from design through to occupation. At FireRA, we provide expert, compliant Fire Statements that simplify the planning process, protect building users, and give planning officers confidence in your scheme.
Under London Plan Policy D12 (Fire Safety), all major development proposals in Greater London must submit a Fire Statement at the planning application stage. This standalone document:
Defines the fire safety objectives and performance requirements of your development.
Demonstrates how your project achieves “the highest standards of fire safety” by integrating key safety measures from the earliest design phase.
Must be produced by a third-party, suitably qualified assessor, ensuring independence and expertise.
London City HallRICS.
Specifically, the Fire Statement should cover:
Unobstructed external space for fire appliance positioning and safe evacuation assembly points.
Life-saving measures: fire detection, suppression systems, and passive/active fire safety features.
Construction details that minimise fire spread.
Fire service access and water supply arrangements.
Consideration of future changes (the “golden thread” principle)—ensuring that safety features remain effective over the building’s lifecycle.
A Fire Statement is mandatory where your development falls into the “major” category—examples include:
Buildings with two or more residential units or educational uses, especially if they exceed 18 m in height or have seven or more storeys.
Any “major” development as defined in the London Plan.
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Failure to submit a compliant Fire Statement can lead to:
Planning application delays or outright refusal.
Extra scrutiny or additional rounds of revisions from local planning authorities.
Fire Safety Services UK+1Westminster City Council
In short, without a robust Fire Statement, your project’s planning approval—and ultimately its timeline—could be severely compromised.
Our team conducts comprehensive evaluations aligned with D12 (and where relevant, D5 on Inclusive Design) to identify risks and integrate safety measures from day one.
MAF Associates
We collaborate closely with architects, engineers, and planners to ensure fire safety is built into your design—not bolted on later.
We produce a Fire Statement that satisfies both D12(A) and D12(B) requirements.
The document includes diagrams, extracts from site plans, and demonstrates how evacuation, fire service access, and materials support safety.
London City HallPlanning Portalearlscourt.com
FireRA’s statements are prepared by third-party, suitably qualified assessors—a requirement under D12(B) to ensure impartiality and professionalism.
London City Hallearlscourt.com
We ensure that your Fire Statement addresses how future modifications will impact fire safety, preserving the continuity of protective measures across the building’s lifecycle.
London City Hall
Our Fire Statements follow the GLA checklist structure, making them easy for planning officers to review—and easier for you to get approval with minimal fuss.
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