Fire Safety Statement w planning applications

[BigBobBoots]

We submitted a planning application a few weeks ago for a small modification to our loft conversion.
The application was stalled because now our borough wants a fire safety statement with the application.
Architect says that this costs £450 for them to supply.
That seems a lot! Can anyone advise on what a fire safety statement involves and how much it should cost?

Is this for the planning application or Building Regs?

It's very unusual for planning on a minor domestic application.

It's planning application- letter from council says that due to policy D12 of the London Plan we need to supply a statement detailing the fire safety strategy.

Policy D12 Fire safety
A In the interests of fire safety and to ensure the safety of all building users, all development proposals must achieve the highest standards of fire safety and ensure that they:

1. identify suitably positioned unobstructed outside space: a) for fire appliances to be positioned on b) appropriate for use as an evacuation assembly point
2. are designed to incorporate appropriate features which reduce the risk to life and the risk of serious injury in the event of a fire; including appropriate fire alarm systems and passive and active fire safety measures
3. are constructed in an appropriate way to minimise the risk of fire spread
4. provide suitable and convenient means of escape, and associated evacuation strategy for all building users
5. develop a robust strategy for evacuation which can be periodically updated and published, and which all building users can have confidence in
6. provide suitable access and equipment for firefighting which is appropriate for the size and use of the development.

B All major development proposals should be submitted with a Fire Statement, which is an independent fire strategy, produced by a third party, suitably qualified assessor.
The statement should detail how the development proposal will function in terms of:

1. the building’s construction: methods, products and materials used, including manufacturers’ details
2. the means of escape for all building users: suitably designed stair cores, escape for building users who are disabled or require level access, and associated evacuation strategy approach
3. features which reduce the risk to life: fire alarm systems, passive and active fire safety measures and associated management and maintenance plans
4. access for fire service personnel and equipment: how this will be achieved in an evacuation situation, water supplies, provision and positioning of equipment, firefighting lifts, stairs and lobbies, any fire suppression and smoke ventilation systems proposed, and the ongoing maintenance and monitoring of these
5. how provision will be made within the curtilage of the site to enable fire appliances to gain access to the building
6. ensuring that any potential future modifications to the building will take into account and not compromise the base build fire safety/protection measures.

THis is Policy D12. The Fire Statement is only required for major development (Part B), which has a specific definition in planning terms. A domestic loft conversion does not fall under this definition and therefore the Fire Statement is not required.

You will need to show that you have considered the elements of Part A, many of which are not relevant to a small scale domestic development. I would state that you are ensuring that the proposal meets the requirements of the relevant Building Regulations and run through the list at part A responding where relevant.

Thanks. So we don't need to pay our architects £450 to put paperwork together to prove anything?

You could write it yourself. I saw one of our neighbours did that for their loft conversion. Basically access as per now (domestic premises) and built to building regs with 30 min fire escape route.

I don't think so. If all your proposal involves is a standard domestic loft conversion in a single house, then that is not 'major development'. The policy requires Fire Statements for 'major development' only.

I think you just need to respond to the Part A criteria I listed above - where relevant to a domestic property, and say that the proposal will meet the Building Regulations relevant to fire safety. I think the Council would be very unreasonable to be asking for more than that. You certainly don't need to pay an architect for a full Fire Report. Is he acting as your agent and receive the letter from the Council or did that come direct to you?

The letter went to architect (then forwarded on to us with request for £450!)

A bit cheeky!

I would definitely try the approach above - as your architect is your agent, you will need to instruct him to follow this route. He will probably still charge something for that, depends what your contract covers.

Thank you @Seeline - so helpful.
I've finally heard directly from planning officer who will accept a paragraph from me. Architect was trying it on!

Brilliant!

Thanks for the advice and encouragement- I wrote a few lines, took some pics. They must have done the trick as the application is now being processed.
Cheeky architect.

Hi
I am also in the same boat and I have no clue. Received the same request of Fire Safety Statement for a double story extension to side and rear plus loft conversion in our house. It would help if someone guide me which section is relevant and possibly give idea on what to write to avoid further complications. TIA

We used Discount Plans Ltd and they were very reasonable It took them 2 days to prepare all the paperwork and a long statement was created. We paid £280 which was ok for the amount of work involved. Hope this helps.