The Building Safety Act Gateways: What you need to know in 2025

The Building Safety Act (BSA) has reshaped how we approach the design, approval, and construction of buildings in England, particularly higher-risk buildings (HRBs). Introduced in response to the Grenfell Tower tragedy, the Act represents a cultural and regulatory shift, demanding increased accountability, transparency, and a strong focus on safety from all stakeholders in the construction lifecycle.

At the heart of these reforms are the Building Safety Act Gateways, a three-stage process designed to ensure rigorous oversight at critical points of a project’s development. These BSA Gateways are central to improving building safety standards, and from October 2023, they became a formal requirement for HRBs under the Buildings (Procedures) (England) Regulations 2023.

In this blog, we’ll break down the Gateway process, explain how it ties into building control approval, and highlight what duty holders, particularly building owners and principal designers, need to do to comply. Whether you’re preparing a planning application or finalising construction documents, understanding the safety act gateways is essential for navigating today’s complex regulatory environment.

What Are the Building Safety Act Gateways?

The BSA Gateways are a sequence of three approval stages introduced to ensure that higher-risk buildings procedures are followed throughout a project. These buildings include those over 18 metres in height or 7 storeys, with at least two residential units, though other categories may also apply under specific guidance.

The Gateways ensure that fire and structural safety are not only considered early in the design but also tracked throughout the build and into occupation. They act as critical checkpoints where information must be submitted to the Building Safety Regulator (BSR), a new oversight body established under the Building Safety Act.

The Gateway regime applies specifically to higher-risk buildings (HRBs) in England and is a key part of the golden thread of information, the secure, digital record of design and construction decisions that must be maintained throughout a building’s life cycle.

Gateway One: Planning Application Stage

Gateway One occurs at the planning stage, before the submission of a full planning application. Since its introduction, this stage has added new requirements to the planning application process for developments that apply to higher-risk buildings.

A key requirement at this stage is the inclusion of a fire statement, which outlines how fire safety has been considered in the proposed development. This statement must cover:

• • Site layout and access for emergency services

• • Fire safety measures in the building design

• • Water supplies for firefighting

• • Evacuation strategies

While Gateway One does not involve full building control approval, it establishes a formal mechanism to embed fire safety early in the planning process. The Building Safety Regulator (BSR) is consulted on these applications and has the authority to reject or request amendments if fire safety concerns arise.

Gateway Two: Before Building Work Begins

Gateway Two is perhaps the most significant checkpoint. It must be passed before construction can begin, and it replaces the old process of “depositing full plans” with the local authority. Now, for HRBs, applications for building control approval must go directly to the BSR.

At this stage, the design must be developed in full, and all relevant safety details must be submitted. This includes:

• • Detailed design documentation

• • A mandatory occurrence reporting plan

• • Strategies for maintaining the golden thread of information

• • A fire and structural safety case

The BSR will conduct a thorough review, and no construction work can begin until approval is granted. The role of the principal designer is crucial here, they are responsible for ensuring the design meets all building regulations and safety requirements.

It’s important to note that, from October 2023, the Buildings Procedures (England) Regulations 2023 formalised the legal obligations at Gateway Two. This marks a major shift in accountability and process, with penalties for those who attempt to begin work without proper clearance.

Gateway Three: Before Occupation

Gateway Three occurs at the end of the construction phase, just before a building can be occupied. To pass this Gateway, the duty holder must submit a completion certificate application to the BSR, confirming that the building has been constructed in accordance with the approved design and safety standards.

The submission must include:

• • As-built drawings and safety documentation

• • A final fire and structural safety case

• • Updated golden thread data

• • Evidence that the mandatory occurrence reporting plan is in place

The Building Safety Regulator will assess whether the final building meets all building regulations and high-risk buildings procedures England guidelines. Only once this approval is granted can the building be legally occupied.

Failure to comply at this stage not only risks enforcement action but also leaves building owners exposed to potential legal and reputational consequences.

Key Stakeholders and Their Responsibilities

Understanding the role of each party in the Gateway process is critical. The principal designer, building owner, and principal contractor are all duty holders under the Act, and each has defined responsibilities across the Gateways.

• • Principal Designers: Responsible for coordinating safety in the design phase, ensuring compliance with building regulations, and preparing submissions for Gateway Two.

• • Principal Contractors: Must ensure that work is carried out safely and in accordance with the approved plans. They also help coordinate the collection of golden thread data.

• • Building Owners: Ultimately accountable for the safety of HRBs. They are responsible for applying for Gateway approvals and ensuring compliance throughout the process.

These roles are clearly laid out in the Procedures England Regulations 2023, which define who must submit what, when, and how.

The Importance of the Golden Thread of Information

A recurring concept throughout the Building Safety Act Gateways is the golden thread of information. This is a digital, accurate, and up-to-date record of all decisions, designs, and changes related to a building’s safety.

It must be maintained throughout a building’s lifecycle and handed over during occupation (Gateway Three). This helps future operators and regulators understand how the building was designed and built. This is important for managing ongoing risk procedures in England.

Challenges and Opportunities

The Building Safety Act makes project planning and delivery more complex. However, it also offers a chance to improve the reputation and strength of the UK construction industry. Complying with BSA Gateways:

• • Reduces long-term risk

• • Increases transparency

• • Promotes collaboration between designers, contractors, and owners

• • Helps ensure better outcomes for residents and end users

However, the shift to a BSR-led approval process requires new workflows, additional documentation, and early coordination. Many duty holders will need to upskill or bring in external support to meet these expectations.

Final Thoughts

The building safety act gateways are more than just a regulatory hurdle; they represent a fundamental rethinking of how we approach design, construction, and risk in higher-risk buildings. With the full regime now in effect as of October 2023, it’s essential that stakeholders understand their roles and responsibilities, build robust information management processes, and plan for Gateway requirements from day one.

Whether you’re preparing a fire statement, working through a detailed design, or finalising handover documents, the safety act gateways are now a permanent fixture of the UK construction landscape.

Embracing the change isn’t just about compliance; it’s about raising the bar for safety, accountability, and quality in the built environment.