Service · Building Safety Regulator gateways
Gateway 1, 2 and 3 submissions for high-rise residential buildings.
We manage planning and Building Safety Regulator gateway submissions for new-build and cladding remediation projects on higher-risk residential buildings across England. We can run the whole process for you, or join your project team as the specialist façade and external wall consultant.
Who this service is for
Developers, clients, housing associations, local authorities, freeholders and principal accountable persons commissioning remediation, and the design teams, lead consultants and contractors working for them, including specialist cladding and façade contractors acting as Principal Contractor and Principal Designer on remediation and new-build projects. We work across England, where the gateways apply under the Building Safety Act 2022, on higher-risk buildings: buildings at least 18 metres tall or with at least seven storeys, containing at least two residential units.
The three gateways
Higher-risk residential buildings pass through three regulatory gateways. Each one needs the right information, from the right people, at the right time.
Fire safety at planning stage
A fire statement goes with the planning application for a relevant building, showing that fire safety has been considered in the site layout, access for firefighters and the design of the building.
How we help: we review the external wall strategy early and provide façade input for the fire statement, so the design does not need to be reworked later.
Building control approval from the Building Safety Regulator
Before any building work starts, the client must apply to the Building Safety Regulator (BSR) for building control approval, with full design and compliance information, competence declarations and the plans for managing changes. This applies to new higher-risk buildings and to work on existing ones, including cladding remediation.
How we help: we review the façade and external wall design, provide the compliance letters required as part of the application, prepare the competence and review statements, and assemble and manage the application through to a decision.
Completion certificate
When the work is finished, the client applies to the BSR for a completion certificate, with final declarations and accurate as-built information. A new higher-risk building cannot be occupied until it has a completion certificate and is registered.
How we help: we keep the façade records current through the works, so the as-built information, declarations and golden thread information are ready for the completion application.
Two ways to work with us
What we do
- Design review of the façade and external wall design against the Building Regulations, the fire strategy and the information the BSR expects to see.
- Compliance letters for the façade and external walls, required as part of the Gateway 2 submission.
- Full remediation package critique, testing the proposed remediation scope, specification and drawings against the defects found and the PAS 9980 fire risk appraisal.
- Competence and review statements required for the application, prepared and evidenced so they stand up to scrutiny.
- Application preparation and management, including the compliance information, change control and partial completion arrangements where needed.
- Regulator queries answered quickly and accurately while the application is being determined.
- Controlled changes during the works, so design changes are recorded, assessed and notified correctly.
- Gateway 3 support, with as-built façade information and records ready for the completion certificate application.
New build and remediation
New build
On new higher-risk buildings we provide façade input from planning onwards: early design reviews, compliance letters for the Gateway 2 submission, and inspection and records during construction so the building is ready for Gateway 3.
Cladding remediation
External wall remediation to an existing higher-risk building is building work that needs Gateway 2 approval before it starts, and a completion certificate when it finishes. Our PAS 9980 FRAEWs and intrusive investigations give the remediation design a sound evidence base, and we critique the full remediation package before it goes to the regulator. Where the works are funded through the Cladding Safety Scheme, we keep the evidence consistent across both processes.
How it works
- Scope and programme. We agree our role, whether full management or specialist input, and set out a gateway programme.
- Information review. We review what you hold, including surveys, FRAEWs, the fire strategy, drawings and specifications, and identify the gaps.
- Design review and critique. We review the external wall design or remediation package and work with the design team to close the issues.
- Compliance letters and statements. We provide the compliance letters for the external walls and prepare the competence and review statements.
- Submission. We assemble or contribute to the application and manage the BSR's queries through to a decision.
- Works and completion. We manage controlled changes during the works and prepare the as-built information for Gateway 3.
Why applications are delayed
The BSR can reject an application that does not contain enough detail or does not show how the work will comply. The most common problems we see are:
- An external wall design that has not been developed far enough to show compliance.
- A remediation scope that does not clearly respond to the defects and fire risk findings.
- Competence and compliance statements that are generic rather than specific to the project.
- Drawings, specifications and the fire strategy that do not agree with each other.
- No clear plan for managing design changes once work starts.
Statutory timescales: the BSR has 12 weeks to decide on a new higher-risk building and 8 weeks for work to an existing one, unless a longer period is agreed. Work must not start until approval is given.
After approval: specification, tender and award
Once the defects are identified and the design is approved, we can take the project forward: writing the specification, taking the works out to tender, assessing the returns and managing the tender award. We then manage the works through to completion. See our remediation project management service.
Confidential by default
We have live gateway projects across England, for both new build and remediation. They are covered by confidentiality agreements, so we do not publish client or project details. We are happy to talk through our approach and relevant experience with you directly.
Guidance we work to
- The Building Safety Act 2022.
- The Building (Higher-Risk Buildings Procedures) (England) Regulations 2023.
- The Building Regulations etc. (Amendment) (England) Regulations 2023, including the dutyholder and competence requirements.
- The BSR's guidance on building control approval for higher-risk buildings.
- PAS 9980:2026 for the fire risk appraisal of external walls.
Frequently asked questions
Which buildings go through the gateways?
In England, the gateways apply to higher-risk buildings: buildings at least 18 metres tall or with at least seven storeys, containing at least two residential units (hospitals and care homes are also covered during design and construction). Planning Gateway One applies to relevant buildings of the same height that contain two or more dwellings.
Does cladding remediation need Gateway 2 approval?
Yes, in most cases. External wall remediation to an existing higher-risk building is building work that needs building control approval from the Building Safety Regulator before it starts, and a completion certificate when it finishes. Only narrow exemptions apply, such as genuine emergency repairs.
How long does Gateway 2 take?
The statutory period is 12 weeks for a new higher-risk building and 8 weeks for work to an existing one, unless a longer period is agreed. In practice, decisions have often taken longer, so a complete, well-evidenced application is the best way to avoid delay and rejection.
Can work start before Gateway 2 approval?
No. Building work on a higher-risk building must not start until the Building Safety Regulator has approved the building control application. Starting without approval is a criminal offence.
Can you join our existing project team?
Yes. We can manage the whole gateway process for you, or act as the specialist façade and external wall consultant within a wider design and project team, providing the design reviews, compliance letters and statements the lead consultant and Principal Designer need.
We are a specialist contractor acting as Principal Contractor and Principal Designer. Can you help?
Yes. Many remediation projects are delivered by specialist cladding contractors who hold both dutyholder roles. We support you with independent design reviews, the compliance letters required for Gateway 2, competence and review statements, and the information needed for the completion application, so your submission is complete and well evidenced.
What happens after approval?
For remediation projects we can continue into specification writing, tendering and tender award, then manage the works, controlled changes and the Gateway 3 completion application through to handover.
Can you share examples of your gateway projects?
Our current gateway projects across England, for both new build and remediation, are covered by confidentiality agreements, so we do not publish client or project details. We are happy to talk through our approach and relevant experience with you directly.
Related services and guides
Who instructs this service
Where we work
Talk to us
We are Homes England approved Cladding Safety Scheme assessors, CHAS Elite accredited and members of the National Federation of Roofing Contractors (NFRC).
Planning a gateway submission for your building?
Tell us about the project and where it is in the process. We aim to respond within one working day.