If you are developing or altering a building in London, you may already have been told that a Fire Strategy Report is required. In many cases, that advice is correct — particularly where the project affects means of escape, structural fire protection or building height.
A Fire Strategy Report is not a generic safety document. It is a design-based explanation of how a building achieves compliance with fire safety legislation and Building Regulations. It supports planning applications, Building Control review and, increasingly, early-stage design discussions.
At Spycon Security, we prepare Fire Strategy Reports for residential developments, office refurbishments, mixed-use schemes and building conversions across Greater London. Each report reflects the realities of the project — not a copied template
Over the past few years, fire safety regulation has tightened significantly.
Projects in London now often need to consider:
For residential buildings over certain height thresholds, additional scrutiny now applies. Fire safety considerations are expected to be integrated at design stage rather than treated as a late compliance exercise.
Because of this, fire strategy documentation is increasingly reviewed carefully — not just filed.
In simple terms, a Fire Strategy Report explains how occupants can escape safely and how the building resists fire spread long enough for evacuation and firefighting.
That means it considers:
All Fire Strategy Reports are prepared with reference to current UK fire safety legislation, including the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021, the Fire Safety (England) Regulations 2022, and the Building Safety Act 2022 where applicable.
Design and management principles are informed by recognised guidance such as BS 9999, Approved Document B, BS 5839, and BS 5266, applied appropriately to the building type and level of risk.
Working in London brings its own challenges.
Sites are often constrained.
Access can be limited.
Basements are common.
Mixed-use arrangements are typical.
Older buildings require adaptation rather than new construction.
In refurbishment projects, we frequently see existing stair arrangements that do not easily align with modern guidance. In those cases, the fire strategy must clearly justify how equivalent safety is achieved.
That explanation matters. A vague statement is rarely accepted by Building Control.
Travel distances and escape widths are reviewed in detail, particularly where layouts have been altered or occupancy numbers have changed.
Where basement levels are involved, escape provision must be considered carefully.
Where multi-storey residential buildings are proposed, staircase protection becomes central to the overall strategy.
These aspects are assessed against Approved Document B, but always in context of the specific building.
Compartmentation is often where real design discussions occur.
In new-build projects, this is generally straightforward.
In conversions — particularly older London properties — existing construction may require upgrades or justified alternatives.
The Fire Strategy Report sets out:
The objective is simple: limit fire spread and protect escape routes.
A Fire Strategy Report is often required where fire safety compliance needs to be clearly explained rather than assumed. This typically applies to:
In these cases, the Fire Strategy Report becomes the key document that explains how and why the building satisfies fire safety requirements.
We regularly produce Fire Strategy Reports for:
Each report reflects how the building will actually operate once in use, not just how it appears on drawings.
We provide Fire Strategy Report consultancy services across:
This postcode-level coverage helps clients find local fire strategy consultants and improves local search visibility.
Smoke, not flame, is often the primary life safety risk.
For residential corridors, stair cores or basement areas, smoke ventilation must maintain tenable conditions long enough for safe escape.
Natural ventilation may be sufficient in some layouts.
In others, mechanical extraction is required.
In dense urban areas, appliance access is not always straightforward.
Turning circles, proximity to the façade, riser provision and access to plant rooms all need consideration.
Under the Building Safety Act 2022, certain residential buildings are classified as Higher-Risk Buildings.
For these projects, documentation standards are higher and design-stage clarity is essential. Fire safety is expected to be embedded within the design process, not appended at the end.
Where applicable, our Fire Strategy Reports reflect those expectations and support coordinated submission.
The report identifies whether the building operates under:
The evacuation strategy must align with structural fire resistance and compartmentation performance. If the building design cannot support the proposed evacuation approach, that will become apparent during review.
This distinction remains important. A Fire Strategy Report addresses design and construction compliance. A Fire Risk Assessment addresses day-to-day operational fire safety once the building is occupied.
We prepare Fire Strategy Reports for:
If you require a Fire Strategy Report for a London development, refurbishment or change-of-use project, we can review your drawings and outline what level of documentation is appropriate.
Email: info@spyconsecurity.co.uk
Telephone: 020 4600 4703
A Fire Strategy Report is typically required for new developments, high-rise buildings, change-of-use projects, HMO conversions and significant refurbishments. It is often requested at planning stage or by Building Control to demonstrate compliance with fire safety design principles.
For certain Higher-Risk Buildings, additional fire safety documentation is required under the Building Safety Act 2022. While not every project falls within this regime, high-rise residential developments are subject to greater scrutiny.
A Fire Statement is often required at planning stage under London Plan Policy D12. A Fire Strategy Report provides the detailed technical explanation behind the fire safety design and may support the Fire Statement submission.
No. A Fire Strategy Report addresses design and construction compliance. A Fire Risk Assessment addresses operational fire safety once the building is occupied.
Fire Strategy Reports are typically prepared by fire safety consultants with knowledge of Building Regulations, Approved Document B and design-stage fire compliance.
It normally covers means of escape, compartmentation, structural fire resistance, alarm systems, smoke control, firefighting access and evacuation strategy.
In many cases, yes — particularly where structural alterations affect escape routes, fire separation or occupancy type.
Yes, if the report does not clearly demonstrate compliance or if escape arrangements are inadequate. Clarity and technical accuracy are important.
Ideally at concept design stage. Early integration reduces redesign costs and prevents delays later in the planning process.
Not always. Minor alterations may not require one. However, if the works affect escape routes, compartmentation or occupancy risk, it is usually necessary.
