With the introduction of the Building Safety Act and the new planning process for high-rise residential developments, the concept of “Gateways” has become central to regulatory compliance and project delivery in the UK.
This article explains what each Project Gateway involves, the challenges it presents, and how FDS Consult UK supports design teams, developers, and planners at every stage of the journey.
What Are the Project Gateways?
The Gateway process was introduced as part of the post-Grenfell building safety reforms, more specifically the Building Safety Act 2022. It mandates a stricter, more transparent approach to fire safety across the entire building lifecycle—design, construction, and occupation.
These Gateways apply to “Higher-Risk Buildings” (HRBs): typically buildings over 18m in height or more than 7 storeys, with at least 2 residential units.
1
Gateway One – Planning
- When: At the planning application stage
- Focus: Fire Safety Statement demonstrating that fire safety has been considered from the outset
- Who’s involved: Developer, architect, fire consultant
FDS Support:
- Preparation of compliant Fire Safety Statements
- Site-specific analysis of access, water supply, and evacuation strategy
- Early-stage fire risk identification
2
Gateway Two – Building Control Approval
- When: Before construction begins
- Focus: Full design compliance with fire safety requirements (Approved Document B, BS 9991, BS 7974, etc.)
- Submission: Includes Fire and Emergency File, detailed fire strategy, and risk assessments
FDS Support:
- Creation of performance-based fire strategies
- CFD modelling and smoke control system validation
- Fire risk mitigation plans and egress analysis
3
Gateway Three – Completion & Handover
- When: Before occupation of the building
- Focus: Demonstrating that the building was built as designed and that safety measures are operational
- Includes: Golden Thread documentation, Building Safety Certificate, Safety Case Reports
FDS Support:
- Final fire strategy validation and sign-off
- As-built fire safety documentation
- Occupancy readiness and fire system commissioning oversight
Why Are Gateways Important?
- Legal Requirement: Gateways are now mandatory for HRBs
- Regulator Involvement: The Building Safety Regulator (BSR) reviews and approves each Gateway submission
- Liability and Sign-Off: Responsibility is clearly assigned, and designs must be signed off by competent professionals
- Early Safety Integration: Encourages a fire-first mindset rather than post-design patchwork
Common Pain Points & How FDS Helps
Delays in Planning Approval
Fire Safety Statements are often returned for revision due to vague language or lack of site specificity. FDS creates robust, tailored submissions that pass the regulator’s scrutiny.
Unclear Responsibilities
FDS acts as your dedicated fire safety partner, coordinating input across architecture, MEP, and structural teams to ensure fire compliance is integrated—not siloed.
Technical Non-Compliance
With deep expertise in performance-based design, FDS ensures your proposals align with BS 9999/7974, and where needed, uses CFD modelling to justify departures from prescriptive code.
Incomplete Handover Docs
Our team compiles all documentation needed for Gateway Three, helping you meet the Golden Thread requirements and secure occupancy certification.
What Documents Are Typically Required?
| Gateway | Key Documents |
| One | Fire Safety Statement, site plan with access/water strategy |
| Two | Detailed fire strategy, CFD reports, evacuation modelling, FRA |
| Three | As-built fire strategy, Safety Case Report, commissioning logs |
Why Choose FDS Consult UK?
- Over 20 years of fire engineering and consulting experience
- Proven track record of Gateway submission success
- Multi-disciplinary team of chartered engineers, CFD specialists, and consultants
- In-depth knowledge of regulatory shifts and Building Safety Act implementation
The new Gateway regime places fire safety at the heart of design and construction. By working with a specialist consultancy like FDS Consult UK, developers and design teams can move through each stage with confidence, clarity, and full compliance.
Get support for your next Gateway submission or request a sample Fire Safety Statement from the FDS team.
