Preston is a city and administrative centre in Lancashire, sitting at the heart of the county between the Ribble estuary to the west and the West Pennine Moors to the east, with direct connections to the M6, M55 and M65 motorways and a city centre that is undergoing one of the most significant programmes of regeneration of any town in the North West. The University of Central Lancashire brings a large student population to the city, the Royal Preston Hospital is one of Lancashire's major acute hospital campuses, and a varied economic base takes in logistics and manufacturing along the M6 corridor, retail and hospitality in the city centre, and a large public sector and professional services employment base. Preston's city centre also carries a legacy of historic buildings, many of which have been vacant for extended periods while awaiting redevelopment — a feature of the urban landscape that has carried fire safety consequences, as two fires in November 2024 made particularly clear. Lancashire Fire and Rescue Service is the enforcing authority for the Regulatory Reform (Fire Safety) Order 2005 across Preston, with Preston fire station providing the primary response to the city and the surrounding area.
For those who own, manage or occupy non-domestic premises in Preston, the FSO places a direct legal duty to carry out a suitable and sufficient fire risk assessment and to keep it under review. The two fires in Preston city centre in November 2024 — eight days apart, both at derelict buildings, both triggering police and fire investigations — illustrate with particular clarity the fire safety obligations that apply to vacant and awaiting-redevelopment commercial properties, and the impact that fires in those buildings can have on the surrounding city centre.
Derelict Building Fire, Mount Street, Preston — November 2024
At 9.46pm on Monday 4 November 2024, Lancashire Fire and Rescue Service were called to a fire at a derelict former building on Mount Street in Preston city centre. Eight fire engines from Preston, Bamber Bridge, Fulwood, Penwortham, Hyndburn and Blackburn attended, along with a command unit from Blackburn and two aerial ladder platforms from Preston and Hyndburn. Firefighters used four hose reel jets to tackle the blaze. Crews were in attendance for approximately fifteen hours and thirty minutes. Mount Street was closed to traffic — a closure that continued for several months, suspending the adjacent Fishergate bus gate and affecting traffic flows across the city centre. An arson investigation was launched by Lancashire Police and LFRS. The structural condition of the building subsequently meant that fire crews were advised not to enter it, and asbestos was confirmed to be present on site, significantly complicating the investigation and the demolition process that followed.
Footage of the fire at the derelict building on Mount Street, Preston city centre, 4 November 2024. Video: YouTube.
The fire safety lesson for responsible persons with vacant or awaiting-redevelopment buildings Under the FSO, the responsible person for a building does not lose their compliance obligations when it becomes vacant. The duty to manage the fire risk presented by the structure — including to neighbouring buildings, infrastructure and the surrounding area — remains in place regardless of whether the building is occupied. A derelict building that has been empty for an extended period, that may have been accessed by third parties, and that sits in a dense urban setting carries a specific and elevated fire risk that must be actively managed rather than simply noted. That management includes maintaining adequate security to prevent unauthorised access, ensuring that any remaining services are properly isolated or maintained, and carrying out regular inspections to identify and address changes in the building's condition. Where a building is awaiting redevelopment, the responsible person should also ensure that the fire authority is aware of the property's status and that the emergency planning assumptions for the site reflect its current vacant condition rather than its former occupied use.
Derelict Building Fire, Church Street, Preston — November 2024
Eight days later, at 6.18pm on Tuesday 12 November 2024, Lancashire Fire and Rescue Service were called to a fire at a derelict building on Church Street, also in Preston city centre. Four fire engines from Preston, Bamber Bridge and Blackpool attended, along with two aerial ladder platforms, the Stinger appliance and the service's drone. Firefighters used two jets to tackle the blaze. Flames and smoke rose above the roofline of the surrounding streets, visible as far away as Lostock Hall and described by witnesses as lighting up the Preston skyline. Church Street, Manchester Road and Shepherd Street were closed by police as crews worked through the night. By the following morning only Shepherd Street remained closed as thermal imaging and the aerial ladder platform were used to confirm no remaining hotspots. Lancashire Fire and Rescue Service and Lancashire Police launched a joint investigation into the cause of the fire. The building was subsequently found to be structurally unsafe and was demolished at the weekend. An adjacent property on Church Street was also found to be too damaged to retain and was demolished in the days that followed. Hotspots reignited on Thursday 14 November and crews returned to site, with police managing a further cordon. A person feared to have been sleeping rough in the building was searched for and found safe. No arrests were made in connection with either the Mount Street or Church Street fires.
Footage of the fire at the derelict building on Church Street, Preston city centre, 12 November 2024. Video: Lancashire Post / Dailymotion.
The fire safety lesson — two fires in eight days, and what the pattern means The two fires in Preston city centre in November 2024 were not isolated incidents. Both occurred at buildings that had been empty for an extended period while awaiting regeneration decisions; both attracted joint police and fire investigations; and neither resulted in arrests. Preston City Council subsequently established a formal watch list of empty city centre buildings and worked with Lancashire Police to increase patrols and flex legal enforcement powers — including urgent works notices requiring owners to secure properties. The lesson for any responsible person with a vacant building in their portfolio is that the fire risk is real, predictable and carries consequences well beyond the boundary of the site itself. Two adjacent commercial properties were lost to demolition as a result of the Church Street fire. Mount Street remained closed for months. The costs — to the city centre, to surrounding businesses, and to any responsible person who may face enforcement action or civil liability — are substantial, and the fire risk assessment and security arrangements for a vacant building should reflect those stakes.
Fire Safety Duties for Responsible Persons in Preston
Vacant, awaiting-redevelopment and historic buildings. The fire safety management of empty commercial and historic buildings is a specific and legally distinct obligation under the FSO. Responsible persons — whether building owners, developers or managing agents — must ensure that a fire risk assessment is in place that reflects the building's vacant status, that security arrangements are adequate to prevent unauthorised access, and that the condition of the building is monitored and maintained. Where a building is listed or has heritage significance, the fire safety obligations sit alongside listed building consent restrictions and may require early engagement with both LFRS and the local planning authority.
Warehouses and industrial premises. The logistics and manufacturing operations along the M6 and M55 corridors, and on the industrial estates serving the Preston area, carry FSO obligations centred on fire load, detection coverage and access for appliances. Warehouse and industrial premises must hold written fire risk assessments that reflect the current use of the building and are reviewed whenever operations, storage configurations or occupancy patterns change significantly.
Offices and commercial premises. Office and commercial premises across the city centre and business parks must hold written fire risk assessments specific to their current use. In multi-occupier buildings, Article 22 of the FSO requires responsible persons to cooperate and share fire safety information, and the managing agent or landlord carries FSO obligations for the common parts.
Hotels and visitor accommodation. Preston's hotels and hospitality premises must hold written fire risk assessments covering all areas of the building, with evacuation plans that reflect overnight occupancy and staff training that includes procedures for assisting guests who may not be able to self-evacuate.
University of Central Lancashire and student accommodation. UCLan's campus and associated buildings carry FSO obligations requiring current written fire risk assessments, staff training and fire drills. The significant HMO and student private rented sector around the university carries FSO obligations for common parts, and landlords must hold written assessments and maintain fire door condition through regular inspection.
Schools. The primary and secondary schools serving Preston carry FSO obligations requiring written fire risk assessments, staff training and fire drills at minimum once per term.
Churches and places of worship. Preston's churches and faith buildings are regulated premises under the FSO. The fire risk assessment must address the full range of uses and the occupancy at the building's busiest times, including community events and large gatherings.
Care homes and residential care. Care homes and residential care premises must hold written fire risk assessments with Personal Emergency Evacuation Plans for all residents who may not be able to self-evacuate. Evacuation chair training for care staff is an expected element of compliance.
Managing agents. Agents responsible for the common parts of commercial or residential buildings carry FSO obligations for those areas. Our dedicated service for managing agents sets out how we work with property managers across the region.
Fire Safety Support for Preston and Lancashire
Fletcher Risk Management provides fire risk assessments in Preston and across Lancashire, alongside fire door inspections, fire safety training, evacuation plans, fire safety policies and evacuation chair training. Whatever type of premises you are responsible for, we can advise on your obligations and help you meet them. Please get in touch.
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This article is intended for general guidance only and does not constitute legal advice. Responsible persons should seek professional advice tailored to their specific premises and circumstances. Fletcher Risk Management Ltd provides fire risk assessments, fire door inspections and fire safety training across the North West and North Wales.