Gateway 2 — The Most Important Regulatory Hurdle for High-Rise Developers

Gateway 2 is the pre-construction regulatory check for higher-risk buildings introduced by the Building Safety Act 2022. It requires the Building Safety Regulator to review and approve the full building design before a building control certificate is issued and construction begins. For higher-risk residential buildings, Gateway 2 is the most significant new regulatory requirement in a generation — and the fire strategy submitted to support the Gateway 2 application is one of the most consequential documents in the process.

What Is Submitted at Gateway 2?

The Gateway 2 submission is a comprehensive package of design information submitted to the BSR through the building control body. The key fire safety documents required include:

• A detailed fire strategy report — more comprehensive than a standard building control fire strategy
• Fire compartmentation drawings — annotated plans and sections showing all compartment boundaries and fire resistance periods
• Fire door schedule — comprehensive schedule of all fire doors with performance specifications
• Structural fire protection specification — coordinated with the structural engineer's design
• External wall fire safety information — confirming compliance with the non-combustible external wall requirement
• Smoke control design information — where smoke control systems are specified
• Suppression system design — sprinkler scope and design basis

How the BSR Reviews the Gateway 2 Submission

The BSR reviews Gateway 2 submissions through a multi-disciplinary team that includes fire engineers, structural engineers and building control professionals. The review assesses whether the design demonstrates compliance with the Building Regulations and the specific BSR requirements for higher-risk buildings. The BSR has an initial 8-week period for Gateway 2 decisions but can extend this for complex cases or incomplete submissions.

Common Reasons for Gateway 2 Delays

• Incomplete fire strategy — missing information on evacuation strategy, structural fire protection or external wall specification
• Inconsistencies between the fire strategy and the drawings
• External wall specification that does not demonstrate A1 or A2 classification
• Inadequate firefighting facilities for the building height
• Missing or incomplete fire door schedule
• Evacuation strategy not adequately justified

Preparing a Strong Gateway 2 Submission

A strong Gateway 2 submission is one that pre-empts the BSR's questions — providing clear, complete and well-evidenced documentation that demonstrates compliance without requiring the BSR to request additional information. Fire Safety Services has specific experience of Gateway 2 submissions and understands what the BSR expects in terms of content, format and level of detail.