Future planning for fire safety issues

Why we are allowing new high-rise buildings to be built

In general, developers and contractors of new buildings show us that they are complying with the latest regulations and have learned lessons.

Since November 2018 combustible materials are banned on any ‘high-rise’ external wall or balcony construction. The introduction of Gateway 1 since August 2021 requires developers to submit a fire statement to support their design.

Changes to the Council decision making process for new high-rise buildings

Our planning and building control officers are aware of recent developments and legislation changes.

The Building Control service has also identified principal officers to specialise in 'high-rise' building applications.

Our Building Control officers are undergoing additional training and we are aiming to demonstrate the competency of all our staff.

About the new planning process Gateway 1

Gateway 1 is a new planning process. It is being introduced to ensure that fire safety measures are considered at an early stage of the design process.

This means that a developer must submit a fire statement that sets out fire considerations for any high-rise development before planning permission can be granted.

The Building Safety Regulator (Health and Safety Executive) will also be consulted with during the planning process under Gateway 1 to review the fire safety statement when new planning applications are submitted.

The Gateway 1 process will pick up requirements for high-rise buildings over 18 metres high, and does not extend to medium rise buildings that are 11 to 18 metres high.

Risk based assessments

The government has said that buildings under 18 metres should conduct a fire risk assessment.

The responsibility for carrying out a fire risk assessment in your building could be with the owner (freeholder), a residents’ management company, a Right to Manage company, or a managing agent.

Other methods of protecting residents can be introduced where non-cladding fire safety issues have been identified without having to carry out remedy works.

External wall surveys

The EWS1 form was introduced in December 2019 as a way to reassure mortgage lenders that buildings over 18 metres were safe.

They were initially introduced for buildings over 18 metres, but the January 2020 changes brought all residential buildings into scope.

However, later in November 2020, owners of flats in buildings without cladding no longer needed an EWS1 form to sell or re-mortgage their property. An agreement was reached between the government and the Royal Institution of Chartered Surveyors (RICS), UK Finance and the Building Societies Association (BSA).

EWS1 guidance has now been clarified, with new guidance coming into effect shortly