Design Fire Safety Engineering

Our comprehensive strategies address all critical aspects of fire safety: 

• B1: Means of Warning and Escape – Adequate escape routes, exit capacities, and evacuation strategies, fire detection and alarm systems 
• B2: Internal Fire Spread (Linings) – Surface material specifications and fire performance requirements 
• B3: Internal Fire Spread (Structure) – Compartmentation, fire-resistant structure, fire stopping, and structural protection 
• B4: External Fire Spread – Protection of external walls and their combustibility,  and the prevention of fire spread between buildings 
• B5: Access and Facilities for the Fire and Rescue Service – Firefighting access to and within the building, firefighting facilities, and operational provisions 

In addition, our report will also provide a detailed section on all active fire safety systems (e.g., suppression, smoke control and clearance, etc.), and fire safety mark-ups. 

Each strategy includes annotated architectural floor plans prepared by our competent fire engineers, illustrating key principles such as: 

• Travel distances for means of escape 
• Door and stair escape capacities 
• Compartment walls and fire-resistant construction 
• Fire door locations and specifications 
• Protection of external walls 
• Firefighting facilities and access 
• Technical commentary and compliance observations 

These drawings provide clear visual references for design teams and building control, ensuring fire safety measures are effectively communicated and coordinated with other building elements.

Ideally, a fire engineer should be appointed during RIBA Stage 2 to ensure fire safety considerations are integrated into the design from the outset. Early engagement allows for: 

• More cost-effective design solutions 

• Better integration with architectural intent 

• Proactive identification and resolution of compliance issues 

• Reduced risk of costly design changes later in the project 

Whilst we'll always do our best to support projects at later stages, early involvement helps avoid costly redesigns and keeps the design on track. 

Whilst not every building legally requires a standalone fire safety strategy document, preparing one is considered best practice for most projects. For buildings subject to the Building Safety Act 2022 (higher-risk residential buildings), a fire safety strategy is a mandatory requirement for Gateway submissions. Even for simpler projects, a clear strategy document provides valuable clarity for building control approval and demonstrates due diligence. 

A Design Fire Safety Strategy is a comprehensive technical document that sets out how a building will comply with the Building Regulations throughout its design, construction, and operational life.  

A Fire Statement is a specific document required under the Building Safety Act 2022 for Gateway One submissions, summarising the fire safety considerations at the planning stage. This only applies to ‘Relevant buildings’ (residential buildings with a height exceeding 18 m). The fire statement is typically a shorter, higher-level document, whereas the fire safety strategy provides detailed technical specifications.  

In addition to the Gateway One Fire Statement, under the London Plan, a Fire Statement (similar to a Design Fire Safety Strategy, with emphasis on Policies D5 and D12 of the London Plan) must be provided during the planning process for ‘Major Developments’ (containing minimum 10 flats or spaces exceeding 1,000 m2).   

Yes, we offer independent third-party peer review services for fire safety strategies prepared by other fire engineers. This can provide valuable quality assurance for clients, building control bodies, or warranty providers, ensuring that the proposed fire safety measures are appropriate, compliant, and deliverable. 

Over the lifetime of a building, the initial levels of fire safety provided decrease due to wear and tear. However, the building owner is legally required to provide a safe building for its occupants. We can assess the current conditions of the building and provide a document to detail how the building works now. This may inform the day-to-day management of the building, provide documentation of the building in case of a fire, and inform on refurbishment works. 

A full fire safety strategy may not always be necessary when there is a fire safety strategy in place already. Smaller life safety concerns may be covered in a design note which works together with the full strategy. Examples may include a more detailed assessment of the smoke extraction for a bin store, a fire engineered analysis on the combustibility of an escape stairs, or a small amendment to an office layout. These documents aim to answer a single question within the context of an existing fire safety strategy.