Fire strategies for new build, extensions and change of use
A fire strategy shows how a building meets the fire safety requirements of the Building Regulations: how people escape, how fire and smoke are contained and how firefighters get in. We write them in-house for architects, developers, contractors and owners, to Approved Document B, ADB (Wales), BS 9999 or BS 9991, across Wales and England.
- In-houseWritten by our own team
- ADB · BS 9999 · BS 9991Route chosen and explained
- Wales & EnglandADB (Wales) or ADB
- Fixed priceOnce we've seen the drawings
Anything beyond a simple house extension
Part B of the Building Regulations covers fire safety, and building control will expect to see how your design meets it. A written fire strategy is the clearest way to show that.
You are likely to need one for new buildings, extensions that change escape routes, a material change of use such as offices to flats or a house to an HMO, and alterations like adding a storey. Existing buildings need one too when the original has been lost or an insurer, lender or fire risk assessor asks.
In England
Higher-risk buildings (18 metres or seven storeys, with two or more residential units) go through the Building Safety Regulator. The fire strategy is assessed at Gateway 2 before work starts, and completion information at Gateway 3 before occupation.
In Wales
The Building Safety Regulator and Gateways do not apply. Building control follows the Welsh regulations and ADB (Wales), and new and converted homes need sprinklers. The Welsh Government is reforming building safety law and we will tell you how it affects your project.
What the strategy covers
A report and marked-up plans that set out the fire safety design of the whole building, and the guidance it follows.
Evacuation strategy
Simultaneous, phased or stay put, based on the building and its occupants.
Means of escape
Travel distances, exits, stair widths and protected routes.
Compartmentation
Fire resistance periods, compartment lines, cavity barriers, linings and external walls.
Active systems
Detection and alarm, emergency lighting, smoke control and sprinklers.
Firefighting access
Fire service access, water supplies and firefighting facilities.
Management assumptions
What the building relies on once it is occupied and run day to day.
Aligned to the RIBA Plan of Work
Stair positions, compartment sizes and firefighting access shape the floor plan, so the earlier we start, the cheaper it is to get right.
Stages 0–1: brief
We review the site, use and planning position, and flag constraints early.
Stage 2: concept
An outline strategy sets the key principles, when problems are cheapest to fix.
Stages 3–4: technical
The full report and marked-up drawings for building control, plus design team queries.
Stage 5: construction
We check changes and product substitutions so the approved design gets built.
Stage 6: handover
We help assemble the fire safety information required under regulation 38.
A strategy building control can assess quickly
The report describes the building, its use, height and occupancy, the guidance followed and any departures, with the justification set out clearly. Marked-up plans show escape routes, fire resistance, compartment lines and door ratings at a glance.
- Fire strategy report for the Building Regulations application
- Marked-up plans for contractors and building control
- Responses to building control and fire service comments
- A clear baseline for the building's first fire risk assessment
The detail, when you need it
Approved Document B, BS 9999 or BS 9991?
The Building Regulations set functional requirements, not a single method. We use Approved Document B in England and ADB (Wales) in Wales, published in two volumes: Volume 1 for dwellings and Volume 2 for other buildings. The two countries' documents have diverged, so a design that works in Bristol may need changes in Cardiff. BS 9991 covers residential buildings, including flats and student accommodation. BS 9999 covers non-residential and mixed buildings, where its risk-based approach can give more flexibility on travel distances or exit widths.
Where a design departs from the guidance, we set out the justification clearly so building control can assess it.
Sprinklers in new and converted homes in Wales
Under the Domestic Fire Safety (Wales) Measure 2011, new and converted homes in Wales need automatic fire suppression, usually a residential sprinkler system to BS 9251. It has applied to new houses and flats since 1 January 2016, and to care homes, HMOs and similar premises since 2014. Water supply, tank space and pipe routes need considering at concept stage, not after planning. We can arrange the sprinkler design and installation as part of the project.
Higher-risk buildings, fire statements and second staircases in England
For higher-risk buildings in England, full plans and the fire strategy are assessed by the Building Safety Regulator at Gateway 2 before work can start, and completion information at Gateway 3 before the building can be occupied. A fire statement is also needed at planning stage for relevant buildings, and new residential buildings of 18 metres and over are now expected to have a second staircase.
Working with your design team and building control
We work alongside architects, M&E engineers and contractors, attend design team meetings where needed and respond to building control comments directly. Building control consults the local fire and rescue service on most buildings other than houses, and we deal with the points they raise. Managing Director Paul Chamberlain spent more than 30 years in Fire and Rescue, so we write strategies with the firefighter's view of the building in mind.
At a glance
- Who it's for
- Architects, developers, contractors and building owners
- Projects
- New build, extensions, change of use, material alterations and existing buildings
- Guidance
- Approved Document B · ADB (Wales) · BS 9999 · BS 9991
- You receive
- Fire strategy report and marked-up plans for building control
- Price
- Fixed quote once we have seen the drawings
- Referrals
- Introduce a fire strategy client and earn £500 through our referral scheme
Speak to the team
Questions about your building or your duties? Talk them through with us before you commit to anything.
0330 133 4591Fire service experience, one accountable contract.
30+ years in Fire and Rescue
Our Managing Director, Paul Chamberlain, spent more than three decades in Fire and Rescue, from operational incident command to strategic leadership. That is the lens every assessment is written through.
Wales and England, done right
Fire safety law differs either side of the Severn. Every report and recommendation is written for the rules that actually apply to your building.
One accountable contract
Assessment, remediation and ongoing maintenance under one contract, with one point of contact. No gaps between contractors for you to manage.
Every record in one place
Reports, certificates and next-due dates for every site in the Vocus Fire Safety Portal, ready to show an inspector, insurer or auditor.
Fire strategy questions
Short answers to what people ask us most. Can't see yours? Call us on 0330 133 4591.
Is a fire strategy a legal requirement?
The Building Regulations do not always name a "fire strategy", but you must show building control that the design meets Part B. For most buildings other than simple houses, a fire strategy report is the expected way to do that. For higher-risk buildings in England, a fire strategy is effectively essential for the Gateway 2 application.
When should I commission a fire strategy?
As early as possible, ideally at concept design (RIBA Stage 2). Fire safety decisions such as stair numbers, compartment sizes and fire service access shape the layout. Leaving it until technical design often means redesign and extra cost.
Should I use Approved Document B, BS 9999 or BS 9991?
Approved Document B, or ADB (Wales), suits most straightforward buildings. BS 9991 is used for residential buildings and BS 9999 for non-residential and mixed buildings, where a risk-based approach can give more design flexibility. We recommend the route in the report and explain why.
Do new homes in Wales need sprinklers?
Yes. Under the Domestic Fire Safety (Wales) Measure 2011, new and converted homes in Wales, including houses and flats built since 1 January 2016, need an automatic fire suppression system. There is no equivalent general requirement for houses in England. Plan for it early, because water supply and tank space affect the design.
Do Gateway 2 and Gateway 3 apply in Wales?
No. The Gateway process and the Building Safety Regulator apply to higher-risk buildings in England. Wales has its own building control system, and the Welsh Government is reforming building safety law. We will advise on the current Welsh position for your project.
Can you write a fire strategy for an existing building?
Yes. Many older buildings have no strategy, or one that no longer reflects how the building is laid out and used. We survey the building, review available drawings and write a strategy that describes the fire safety design as it is, noting any shortfalls. It gives your fire risk assessor and any future design team a clear baseline.
What is the difference between a fire strategy and a fire risk assessment?
A fire strategy is a design document that supports the Building Regulations application. A fire risk assessment is required under the Regulatory Reform (Fire Safety) Order 2005 once the building is occupied, and checks the precautions and management actually in place. Most buildings need both at different stages of their life, and a good strategy makes the first assessment much easier.
Services
Sectors
Further reading: Fire strategy for a change of use · Gateway 2 fire strategies · Fire strategy vs escape strategy · Sprinklers in new homes in Wales · Refer a fire strategy client and earn £500
Get a fire strategy scoped
Send us your drawings and tell us where the project is in the design programme. We will confirm the scope, the standard we will design to and a fixed price.