What Are the Gateway Stages?

Introduced as part of post-Grenfell reforms, Gateway Stages are critical checkpoints in the building safety process. They ensure that fire safety, structural integrity, and regulatory compliance are addressed at every stage of a building’s development.

In this article, we’ll look to review each of the 3 gateways and provide insights as to their impacts on developers, architects, and building owners.

Gateway 1: The Planning Stage

Gateway 1 takes place at the planning permission stage and introduces fire safety considerations much earlier in the design process than previously required. This means developers must prove that their projects meet specific fire safety and risk mitigation requirements before planning approval is granted.

What Does Gateway 1 Require?

Developers must submit a document outlining how the proposed building design considers and mitigates fire risks in the form of a fire statement. This document must detail how fire spread will be prevented, evacuation strategies, and how emergency services will access the building. Unlike previous planning application requirements, Gateway 1 mandates that fire safety is integrated into the design from the very beginning rather than being addressed later in the process.

Another key requirement is the site risk assessment. This ensures external risks such as proximity to high-risk structures, access for fire services, and material choices are all accounted for before planning approval is granted.

Who Does Gateway 1 Affect?

Gateway 1 significantly impacts developers, architects, fire engineers, and planning consultants. Previously, many fire safety aspects were only fully considered at later design and construction stages, but now, professionals must address them upfront. This change means additional collaboration is required between architects and fire engineers much earlier in the project lifecycle.

For developers, this stage represents a shift in responsibilities. Instead of treating fire safety as a later compliance hurdle, they must work with specialists from the outset to design buildings that align with stricter safety standards. Planning consultants must also ensure that fire statements meet the new regulatory standards, avoiding delays in the approval process.

How Has Gateway 1 Changed the Approval Process?

Before Gateway 1, planning applications focused primarily on land use, environmental impact, and infrastructure, with fire safety considerations being addressed later in the design stage. Now, fire safety is a key factor in determining whether a development can proceed.

For developers, the introduction of Gateway 1 means additional preparation before submitting planning applications. This often means fire safety assessments, consultations with 3rd party specialists, and detailed fire statements are included in the initial planning documents. Failure to meet these requirements can lead to rejected applications or costly redesigns.

Planning authorities also have more work to do with increased documentation from developers to review, and new fire safety regulations to consider from the very start.

Gateway 2: The Design Stage

Gateway 2 also takes place before construction begins. Now planning has been approved, developers must submit far more detailed plans demonstrating compliance with all building safety regulations. Unlike the previous system, where construction could start before final regulatory approval, Gateway 2 introduces a strict requirement: no work can proceed until the Building Safety Regulator gives formal approval.

What Does Gateway 2 Require?

Developers must now submit full technical drawings, structural reports, fire safety reports, and evidence that all materials meet the required standards. This information is then reviewed by the Building Safety Regulator for final sign off.

Another new component is the Building Information Modelling (BIM) process. This requires developers to produce highly detailed representations of a building’s structure. These models are used to reduce the risk of safety oversight by providing a data-rich, visual representation of all aspects of the building. From fire prevention methods through to specific materials used.

Gateway 2 also ensures evacuation strategies are properly planned out. This means proving stairwells, emergency exits, smoke ventilation systems, and refuge areas meet safety standards.

Who Does Gateway 2 Affect?

Architects, structural engineers, and developers are most impacted as it requires far more rigorous planning than before.

Architects must ensure their designs are not just aesthetically functional, but also fully compliant with safety regulations.

Structural engineers must validate that the building’s load-bearing elements meet fire resistance and stability requirements.

For developers, Gateway 2 introduces a critical shift, as previously, construction could begin while safety approvals were still being finalised. Now, all approvals must be in place before work can start. This means greater coordination with regulators, more detailed safety planning, and a need for expert input much earlier in the process.

The introduction of Gateway 2 also places additional pressure on construction firms. Contractors must work with pre-approved designs, making late-stage design changes far more difficult. This ensures consistency in safety planning but requires careful advance coordination to avoid project delays.

How Has Gateway 2 Changed the Construction Process?

As mentioned above, before Gateway 2, many fire safety and structural details were addressed while construction was already underway. Now, however, all safety concerns must be resolved before a single brick is laid.

This change can be summed up by the introduction of the formal approval requirement which the Building Safety Regulator grants. Previously, developers had more flexibility in interpreting regulations, but Gateway 2 mandates full compliance before construction starts. Additionally, developers must now provide detailed digital records—including BIM models and full compliance documentation.

Gateway 3: The Pre-Occupation Stage

Gateway 3 is the final checkpoint before a building can be legally occupied. At this stage, developers must prove that the construction process has followed approved safety plans and that all fire and structural safety systems are fully operational. This ensures that the building is safe for residents and users before occupancy.

What Does Gateway 3 Require?

Developers must complete a number of final inspections to prove the building has been built in accordance with all approved planning documentation. Key areas of focus include the following.

• Fire Safety Systems
• Structural Integrity
• Evacuation Procedures

Developers must also submit all compliance documentation providing a full record of safety tests, material certifications, and regulatory approvals.

Who Does Gateway 3 Affect?

This stage primarily affects developers, building owners, and regulatory authorities. Developers must coordinate with inspectors and regulators to ensure all final safety approvals are secured. Building owners and management teams are also impacted, as they receive crucial documentation and training on maintaining building safety standards.

How Has Gateway 3 Changed the Occupation Process?

Previously, some buildings were occupied before final safety approvals were complete, leading to risks that were not identified until after residents moved in. Gateway 3 removes this risk by making full safety approval a non-negotiable requirement before occupation.

For developers, this means more rigorous planning to ensure that all safety measures are in place well before project completion. Building owners must also ensure they receive all safety documentation before taking over maintenance of the property.

Final Thoughts

Understanding and following the Gateway Stages is essential for achieving compliance and ensuring safe, legally sound buildings. By embedding safety from the earliest planning stages, developers can avoid costly corrections, meet legal requirements, and most importantly, create safer living and working environments.

Staying informed about regulatory changes and embracing proactive safety measures will help construction professionals navigate compliance with confidence.