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Unless an extension is agreed, the BSR takes up to 12 weeks to assess a building control application for a new higher-risk building, and up to 8 weeks for work to an existing one. Build these periods, and a contingency, into your programme.

Gateway approval requirements

Each gateway must be passed before the project moves on.

Higher-risk buildings must pass through three mandatory approval gateways enforced by the Building Safety Regulator (a standalone executive non-departmental public body sponsored by the Ministry of Housing, Communities and Local Government since 27 January 2026). Each gateway requires formal approval before proceeding.

Gateway 1 - Planning: Submit fire statement with planning application. Building control consulted on fire safety.
Gateway 2 - Pre-construction: Submit detailed designs, fire safety strategy, construction control plan. 12+ weeks processing. Criminal offence to start construction without approval.
Gateway 3 - Completion: Submit as-built information, fire safety information, golden thread records. 8+ weeks processing. Criminal offence to occupy without approval.
Penalty for breach: Unlimited fine for starting without Gateway 2 or occupying without Gateway 3
Applies to: Buildings 18m+ height OR 7+ storeys with 2+ residential units (England only)

Gateway requirements guidance (opens in a new tab)

Plan for the three gateways