Planning Gateway One: Three Years On – Transforming Fire Safety in High-Rise Buildings
Planning Gateway One: Three Years On – Transforming Fire Safety in High-Rise Buildings
In August 2021, the Health and Safety Executive (HSE) became the Statutory Consultee for planning applications involving high-rise residential and educational accommodation buildings in England.
These are tall buildings which are 18 metres or seven or more floors in height. They are known as “relevant buildings” for the purposes of Planning Gateway One (PGO). The advent of PGO puts fire safety at the forefront of planning and design, ensuring it is integrated from the beginning of the design process, rather than being addressed as an afterthought.
What is Planning Gateway One (PGO)?
PGO is designed to make fire safety an integral part of the design process for tall residential developments. It’s the first checkpoint in a series of measures under the broader reforms in the Building Safety Act, which seeks to improve fire and structural safety in buildings across England. PGO ensures that fire safety is considered early in the design phase, with the PGO team at HSE reviewing planning applications and advising local authorities about the fire safety design of new developments.
Mark Wilson, head of HSE’s PGO service, emphasises the importance of this proactive approach: “Residents should feel confident that they can escape safely if a fire breaks out in their building and that firefighters can respond effectively.
PGO ensures fire safety is built into the design from the start, making it a priority.
How PGO Works
As part of the PGO process, developers must include a fire statement when submitting planning applications for high-rise buildings. This statement outlines the fire safety measures incorporated into the design. HSE then reviews these statements and provides recommendations to local planning authorities, ensuring fire safety is taken account of in the planning decision.
This early-stage scrutiny is making a real and crucial difference. In 2022 PGO raised concerns in 57% of cases, in 2023 this fell to 35%, and so far in 2024 to 16% of cases.
“These numbers show that the industry is increasingly integrating fire safety measures into the design process,” says Mark. “We’re seeing a positive shift where fire engineers collaborate with architects, designers, and developers from the outset instead of being called in later to fix issues,” Mark adds. “Fire safety is now seen as an essential part of the design, reducing risks and improving compliance right from the beginning.”
The Impact on Building Designs
HSE’s involvement as a Statutory Consultee is transforming how high-rise buildings are designed. Developers increasingly adapt their plans based on HSE’s recommendations, such as adding extra firefighting shafts, improving fire mains locations, improving fire appliance access, and modifying layouts to protect escape routes and limit fire spread. These proactive changes demonstrate how early intervention and expert advice can make a significant difference in creating safer buildings.
The Importance of Early Engagement
PGO’s emphasis on early involvement aims to engage all stakeholders from the beginning. For very tall and complex developments, HSE encourages developers to use the Qualitative Design Review (QDR) process early in their projects. This collaborative approach brings together fire engineers, architects, and other professionals to develop a comprehensive fire safety strategy, ensuring well thought out designs and providing evidence where fire engineered designs are proposed as an alternative to fire standards and guidance are proposed.
By encouraging the involvement of fire safety specialists from the start, we create safer, more compliant buildings,
explains Mark. “Our goal is to make fire safety a core part of the design process, not just something to tick off at the end.”
This approach ensures early involvement of fire specialists is valued and moves the emphasis away from trouble shooting poor fire safety design after the development has been given planning permission. By a process of collaboration between design disciplines, the design team can work together to find the right balance between creativity, costs, and safety. This shift helps developers understand that fire safety doesn’t have to conflict with design goals or budgets but can be integrated seamlessly.
Educating and Supporting the Industry
HSE is committed to promoting this shift in industry culture. To emphasise that fire safety starts at the planning stage, HSE offers educational events like webinars for developers, fire engineers, town planners, and local authorities. These sessions are designed to help industry professionals understand the PGO process and how to respond effectively to it.
For additional resources, HSE has provided detailed and helpful guidance on the Planning Portal website. We also offer a free monthly e-Bulletin with updates on PGO and news on the building safety regime and regulations, keeping developers and planners informed and compliant. Subscribing to this bulletin ensures that industry professionals in the built environment sector stay up to date with the latest guidance. To subscribe, please click here.
HSE’s proactive approach has reshaped how fire safety is viewed in the construction of high-rise buildings. By addressing risks early and fostering collaboration, PGO demonstrates that safety, creativity, and investment can work together harmoniously. Three years on, PGO is protecting residents and raising the bar for the built environment.
“The PGO message is clear,” says Mark.
When developers and planners prioritise fire safety from the start, they are ensuring that residents living in tall buildings can feel safe in their homes.