Planning Gateway One - How we assess planning applications
Level of detail
If information in a planning application or prior approval application limits the ability of the BSR to carry out an assessment of the fire safety design, then this will be raised as a concern.
Outline and hybrid planning applications
The level of detail in outline and hybrid planning applications will obviously depend on the number of matters that are reserved. Usually, all or most matters are reserved and this will limit the ability of the BSR to assess the fire safety characteristics of the development. In these circumstances, the BSR will usually focus on the relationships and interactions between blocks in a development and neighbouring buildings. The focus will be on the permeability of the site in terms of fire service access, also the risk of external fire spread between buildings in the development and between the development and neighbouring properties.
Regarding the matters that have been reserved, the BSR will usually request that the LPA impose a condition to the outline or hybrid permission requiring a fire statement form to be submitted with the reserved matters application and a request that the BSR be consulted at the reserved matters stage.
Where only some matters have been reserved, the BSR will consider each case in terms of the information available and the relevance to fire safety of the matters that have been reserved, to determine whether the development can be comprehensively assessed at that stage.
Prior approval applications
These are applications for development that benefit from permitted development rights in respect of the change of use of a building that results in it becoming a relevant building by the introduction of dwellings or educational accommodation. Also the vertical extension of a residential building by up to two storeys so that the new building height meets or exceeds the height threshold for a relevant building (18m or more) and /or the number of storeys is 7 or more.
For prior approval applications for up to two storey residential extensions on existing blocks of flats or above commercial uses, the application documents should include a report from a chartered engineer or other competent professional confirming that the external wall construction of the existing building complies with paragraph B4(1) of Schedule 1 to the Building Regulations 2010 (S.I. 2010/2214). Paragraph B4(1) states that the external walls of the building shall adequately resist the spread of fire over the walls and from one building to another, having regard to the height, use and position of the building. The BSR will raise a concern if this information is not included.
If floor plans are only provided for the storey(s) subject to a change of use or for the new storey(s) then the BSR will ask for floor plans for every storey. This is so that the BSR can understand and assess how new and existing residents will be able to escape to a place of ultimate safety, usually on the ground floor.