What Is a Fire Strategy? A Complete Guide

Fire safety now sits at the centre of building design, planning approval, construction and long-term building management. Following major regulatory reform in the UK, developers, asset owners and design teams face greater scrutiny than ever before on how they manage fire risk throughout a building’s lifecycle. One of the most important documents in this process is the fire strategy.

If you are asking “what is a fire strategy”, this guide explains exactly what it is, why it matters, what it contains, when you need one and how it supports compliance with UK fire safety legislation and planning policy.

What Is a Fire Strategy?

A fire strategy is a comprehensive document that explains how a building will achieve fire safety for occupants, firefighters and neighbouring properties.

It sets out the fire safety principles that underpin the design, construction, operation and management of a building. A fire strategy demonstrates how the building will comply with relevant fire safety legislation, Building Regulations and planning requirements.

In practical terms, a fire strategy explains how people will escape safely during a fire, how the building will resist fire spread and how emergency services will access and operate within the building.

The strategy forms a key part of the design process for both new developments and existing buildings undergoing significant refurbishment, change of use or extension.

In England, fire safety design is heavily influenced by Approved Document B of the Building Regulations, which sets out guidance on fire safety requirements including means of escape, internal fire spread, external fire spread and firefighter access.

Why Is a Fire Strategy Important?

A fire strategy is critical because it provides a structured approach to reducing fire risk and protecting life safety.

Without a coordinated fire strategy, buildings can develop conflicting or incomplete fire safety measures that create increased risks for occupants and emergency responders.

A properly developed strategy helps:

Protect occupants during evacuation

Reduce the spread of fire and smoke

Support safe firefighting operations

Demonstrate Building Regulations compliance

Satisfy planning authority requirements

Support Gateway approval processes under the Building Safety Act

Provide information for building owners and facilities managers

Maintain the “golden thread” of fire safety information throughout the building lifecycle

The London Plan Guidance on Fire Safety specifically states that fire safety must be considered from the earliest design stage and evolve alongside the detailed design and occupancy strategy for the development.

Who Needs a Fire Strategy?

A fire strategy is typically required for:

Residential developments

High-rise residential buildings

Commercial buildings

Mixed-use developments

Hotels and student accommodation

Healthcare buildings

Educational facilities

Large industrial and logistics buildings

Complex refurbishment projects

Buildings undergoing change of use

Even smaller developments increasingly require fire safety documentation during planning or Building Control approval.

Under London Plan Policy D12, many developments must submit either a Planning Fire Safety Strategy or a Fire Statement during planning applications.

When Is a Fire Strategy Required?

A strategy may be required at several stages of a project.

Planning Stage

Local authorities may require a fire strategy or Fire Statement as part of the planning application process, particularly for major developments or higher-risk buildings.

In London, major developments must submit a Fire Statement under London Plan Policy D12B.

Building Regulations Approval

Building Control bodies often require a fire strategy to demonstrate compliance with Part B of the Building Regulations.

Construction Phase

The strategy may evolve during detailed design and construction to reflect changes in layout, materials or fire engineering solutions.

Occupation and Management

The completed fire strategy supports ongoing building management, maintenance and fire risk assessment responsibilities.

What Does a Fire Strategy Include?

The contents of a fire strategy vary depending on the building type, complexity and risks. However, most strategies include several core components.

1. Means of Escape

Means of escape is one of the most important aspects of any fire strategy.

The document explains how occupants will safely evacuate the building during a fire. This includes:

Escape route design

Travel distances

Protected stair cores

Final exits

Refuge areas

Evacuation lifts

Occupant evacuation strategies

Simultaneous or phased evacuation arrangements

Approved Document B identifies Requirement B1 as ensuring satisfactory means of warning and escape for people during a fire.

2. Fire Detection and Alarm Systems

The fire strategy identifies the required fire alarm category and detection systems for the building.

This may include:

Smoke detectors

Heat detectors

Manual call points

Voice alarm systems

Evacuation alert systems

Monitoring systems

3. Compartmentation

Compartmentation limits fire and smoke spread within the building.

The fire strategy identifies:

Fire resisting walls and floors

Fire stopping requirements

Compartment lines

Service penetrations

Protected shafts

Fire doors

Approved Document B states that buildings must provide sufficient fire separation within and between buildings and restrict unseen fire spread through cavities.

4. Structural Fire Protection

The strategy explains how the building structure will resist collapse during fire conditions.

This includes:

Structural fire resistance periods

Loadbearing element protection

Fire resistance standards

Passive fire protection systems

5. Smoke Control

Smoke is often more dangerous than flames during a fire.

A fire strategy identifies smoke control measures such as:

Smoke ventilation systems

Automatic opening vents

Mechanical smoke extract systems

Pressurisation systems

6. Firefighting Access and Facilities

The strategy explains how firefighters will access and operate within the building.

This may include:

Fire appliance access

Fire mains

Dry risers

Wet risers

Firefighting shafts

Firefighting lifts

Hydrant locations

Approved Document B Requirement B5 requires satisfactory access and facilities for the fire service.

7. External Fire Spread

The strategy assesses how the building envelope limits fire spread externally.

This includes:

External wall construction

Cladding systems

Balconies

Façade fire performance

Roof coverings

8. Management and Maintenance

Modern fire strategies increasingly include management considerations.

Approved Document B states that Building Regulations assume buildings will be properly managed throughout occupation.

Management sections may address:

Fire safety management procedures

Maintenance responsibilities

Testing requirements

Resident communication

Emergency planning

How Does a Fire Strategy Relate to Building Regulations?

A fire strategy helps demonstrate compliance with Part B of the Building Regulations.

Part B addresses five key fire safety requirements:

B1: Means of warning and escape

B2: Internal fire spread through linings

B3: Internal fire spread through structure

B4: External fire spread

B5: Access and facilities for the fire service

Approved Document B explains that the document should be considered as a whole because many fire safety provisions are interdependent.

The strategy brings these elements together into a coordinated and project-specific approach.

What Is the Difference Between a Fire Strategy and a Fire Risk Assessment?

This is one of the most common questions clients ask.

A fire strategy is primarily a design document. It explains how fire safety is incorporated into the building design and construction.

A fire risk assessment is an operational assessment carried out on occupied buildings. It reviews fire hazards, management procedures and occupant risks during building use.

In simple terms:

Fire strategy = design and compliance document
Fire risk assessment = operational management document

Both are essential, but they serve different purposes.

What Is a Planning Fire Safety Strategy?

A Planning Fire Safety Strategy is a planning-stage fire safety document required by some local authorities.

In London, the Planning Fire Safety Strategy supports compliance with London Plan Policy D12A.

The document demonstrates that fire safety has been considered from the earliest design stages.

According to the London Plan Guidance, Planning Fire Safety plans should address:

Fire appliance access

Evacuation assembly points

Active and passive fire protection

Construction methods

Means of escape

Evacuation strategies

Firefighting facilities

What Is a Fire Statement?

A Fire Statement is a formal planning submission for major developments.

The London Plan Guidance states that Fire Statements should be prepared by suitably qualified fire engineers or fire safety professionals.

A Fire Statement typically includes:

Construction methods and materials

Means of escape

Evacuation strategy

Passive and active fire protection

Firefighter access

Golden thread considerations

Fire Statements are increasingly important for planning approval, especially on high-rise and complex schemes.

What Is Fire Engineering?

Some buildings cannot comply prescriptively with standard guidance in Approved Document B.

In these situations, fire engineering may provide an alternative approach.

Approved Document B recognises that fire safety engineering may be the only practical way to achieve suitable fire safety in some complex buildings.

Fire engineering uses scientific analysis, modelling and engineering principles to assess fire behaviour and evacuation performance.

This approach often supports:

Tall buildings

Complex mixed-use developments

Large atria

Transport infrastructure

Unusual architectural designs

Who Prepares a Fire Strategy?

A competent fire safety professional should prepare the fire strategy.

Depending on the building complexity, this may include:

Fire engineers

Chartered fire consultants

Building regulations specialists

Multidisciplinary design teams

For complex or higher-risk buildings, clients should appoint experienced professionals with appropriate qualifications and sector expertise.

What Is the Golden Thread in Fire Safety?

The “golden thread” refers to maintaining accurate fire safety information throughout the building lifecycle.

The London Plan Guidance explains that fire safety information should be updated and maintained throughout design, construction and occupation.

The fire strategy forms a core part of this golden thread.

It provides essential information for:

Designers

Contractors

Building owners

Facilities managers

Fire risk assessors

Regulators

Why Early Strategy Input Matters

Many project teams make the mistake of treating fire safety as a late-stage compliance exercise.

This often creates:

Delays in planning approval

Building Control objections

Redesign costs

Reduced net-to-gross efficiency

Compromised layouts

Increased construction costs

Early fire strategy input allows the design team to integrate fire safety into the project from the beginning.

This creates more efficient, compliant and commercially viable buildings.

How Fire Strategies Support Higher-Risk Buildings

The Building Safety Act introduced a more rigorous regulatory regime for higher-risk buildings.

Fire strategies now play an essential role in:

Gateway submissions

Building Safety Regulator approvals

Resident safety management

Ongoing compliance obligations

The strategy helps demonstrate that fire safety has been properly considered throughout the design and construction process.

Common Problems With Poor Fire Strategies

Poorly coordinated fire strategies can create major project risks.

Common issues include:

Inconsistent evacuation strategies

Non-compliant escape distances

Inadequate smoke ventilation

Poor coordination with architectural layouts

Inadequate firefighting access

Insufficient compartmentation

Conflicts between planning and Building Regulations requirements

These issues can delay projects and significantly increase costs.

A high-quality strategy should coordinate closely with architecture, MEP design, structural engineering and operational management.

How Often Should a Strategy Be Updated?

A fire strategy is not a static document.

It should evolve as the design develops and be reviewed whenever significant changes occur.

Updates may be required following:

Design revisions

Material changes

Occupancy changes

Refurbishment works

Regulatory updates

Fire engineering revisions

The London Plan Guidance specifically notes that fire safety strategies should be periodically reviewed and updated over the building’s lifetime.

FAQs

What is a fire strategy in simple terms?

A fire strategy is a document that explains how a building will keep people safe during a fire. It sets out evacuation procedures, fire protection systems and compliance with fire safety regulations.

Who needs a fire strategy?

Developers, building owners, landlords and design teams often require strategies for new buildings, major refurbishments, extensions and changes of use.

Is a fire strategy a legal requirement?

While legislation may not always explicitly require a standalone fire strategy document, Building Regulations compliance and planning approval often require the information contained within a fire strategy.

What is included in a fire strategy?

Typical fire strategy contents include means of escape, compartmentation, smoke control, structural fire protection, fire alarms, firefighting access and evacuation procedures.

What is the difference between a fire strategy and a Fire Statement?

A Fire Statement is usually a planning-stage document submitted with major developments. A fire strategy is a broader technical document that supports the full design and operational fire safety approach.

Who can prepare a fire strategy?

A competent fire engineer or fire safety consultant should prepare the fire strategy. Complex buildings require experienced professionals with appropriate qualifications.

When should a strategy be prepared?

The fire strategy should be developed at the earliest design stage and evolve throughout the project lifecycle.

Do existing buildings need a fire strategy?

Existing buildings may require updated fire strategies when undergoing refurbishment, change of use or significant alterations.

What regulations apply to fire strategies in the UK?

Key regulations include the Building Regulations Approved Document B, the Building Safety Act, the Regulatory Reform (Fire Safety) Order 2005 and local planning policies such as the London Plan.

Why is compartmentation important in a strategy?

Compartmentation limits the spread of fire and smoke, protects escape routes and supports safe evacuation and firefighting operations.

Conclusion

Understanding what is a fire strategy is essential for anyone involved in property development, construction or building management.

A fire strategy is far more than a compliance document. It forms the foundation of a safe, coordinated and legally compliant building design.

As fire safety regulation continues to evolve across the UK, early and well-integrated fire strategy input has become critical to achieving successful project outcomes.

Whether you are developing a residential tower, refurbishing a commercial building or progressing a mixed-use scheme through planning, a robust strategy helps protect occupants, support compliance and reduce long-term project risk.

Contact

If you require expert Fire advice for a new development, existing building, Higher-Risk Building, or refurbishment project, contact Anstey Horne to speak with our specialist team.

We help clients deliver compliant, safe, and commercially successful buildings through clear, practical, and technically robust Fire Strategies.

For more information please call 020 4534 3130.

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