What London’s Latest Gateway 2 Figures Mean for Developers
The latest figures from the Building Safety Regulator (BSR) show that 65% of all Gateway 2 decisions during the latest reporting period related to London projects, underlining how central the capital has become to the UK’s new building safety regime.
Overall, the BSR determined 358 Gateway 2 applications, with an approval rate of 75%, representing almost 9,500 new homes progressing through the system.
For developers, contractors and design teams working across London, these figures are an encouraging sign that the Gateway 2 process is becoming more efficient. They also show that London remains the region where experience of the Building Safety Regulator, the Building Safety Act and higher-risk building applications is developing most rapidly.
For organisations delivering residential developments in London, understanding Gateway 2 requirements has never been more important. This is where Richardson-Hill can help you.
Why Are More Applications Being Approved?
One of the most important points in the BSR report is that improved performance has not come from lower standards.
Instead, approvals appear to be increasing because both the regulator and the construction industry are becoming more effective at navigating the Gateway 2 process.
The regulator has introduced dedicated technical teams, improved communication with applicants and significantly reduced individual caseloads.
At the same time, many developers and design teams now have a clearer understanding of what the Building Safety Regulator expects from a Gateway 2 submission.
As experience grows across the industry, uncertainty is gradually being replaced by better preparation.
Better Applications Mean Better Outcomes
Many of the delays experienced during the early stages of Gateway 2, in London and elsewhere, resulted from incomplete or poorly coordinated submissions rather than the complexity of the regulations themselves.
Successful applications typically demonstrate:
- Well-coordinated design information
- Clear fire and structural safety strategies
- Evidence of competent duty holders
- Effective communication between consultants
- Design decisions that have been properly documented
As the industry gains experience, application quality is improving, helping well-prepared projects move through the approval process more efficiently.
In our experience, successful Gateway 2 applications rarely happen by chance. Projects where the Principal Designer, fire engineer, structural engineer and wider design team coordinate information early generally progress more smoothly than those trying to assemble documentation immediately before submission.
This shift is one reason clients are increasingly involving Principal Designers earlier, recognising that early coordination is often more cost-effective than resolving issues at submission stage.
Planning for Gateway 2 Starts Earlier Than Many Developers Think
Gateway 2 is often viewed as a submission that takes place shortly before construction begins. In reality, successful applications are built on decisions made much earlier in the design process.
Design coordination should begin during concept design, with clients, architects, fire engineers, structural engineers and the Principal Designer working together to identify foreseeable risks and develop robust design information. By the time a project reaches Gateway 2, key design decisions should already have been agreed, the Golden Thread of information established and the design sufficiently mature to support regulatory approval.
Leaving these activities until the Gateway 2 submission stage frequently results in additional work, programme delays and avoidable requests for further information.
Put simply, Gateway 2 preparation should begin well before the application is submitted.
Why London Developers Should Take Notice
With almost two-thirds of all Gateway 2 decisions relating to London projects, the capital remains at the centre of the Building Safety Regulator’s workload.
London’s concentration of high-rise residential developments, mixed-use schemes and complex refurbishment projects means developers are often among the first to encounter new regulatory requirements and evolving expectations.
This concentration also means that many of the country’s most experienced Gateway 2 design teams, fire engineers and Principal Designers are working on London projects, helping establish good practice across the sector.
As more London projects pass successfully through Gateway 2, application quality is also improving. Design teams are becoming more familiar with the regulator’s expectations, while clients increasingly recognise the value of engaging competent Principal Designers, such as those provided by Richardson-Hill, early.
For organisations delivering projects across London, early planning, coordinated design information and effective CDM management are becoming significant advantages in achieving timely approvals.
Does Gateway 2 Replace CDM?
One common misconception is that securing Gateway 2 approval satisfies all project compliance requirements.
It does not.
Gateway 2 forms part of the Building Safety Act approval process for higher-risk buildings.
The Construction (Design and Management) Regulations 2015 continue to apply throughout the life of the project.
Clients, Principal Designers and Principal Contractors still retain their legal responsibilities for:
- Planning and managing construction safely
- Eliminating foreseeable risks where reasonably practicable
- Coordinating designers and contractors
- Managing residual risks
- Producing and maintaining the Health and Safety File
- Protecting workers as well as future building users
The two regulatory systems complement one another; they do not replace each other.
Gateway 2 and CDM in Practice: A London Example
Richardson-Hill is currently providing CDM and health and safety advisory services on a major mixed-use development in London. The scheme has two basement levels and nine storeys above ground, with commercial and industrial space on the lower floors and purpose-built student accommodation above.
The building takes up most of a tightly constrained urban site. It sits right next to a railway viaduct and close to homes, educational buildings, public highways and busy pedestrian and cycle routes. Over a construction programme of around 30 months, the works include piling, deep basement excavation, reinforced concrete construction, two tower cranes, façade installation and a full internal fit-out.
That combination brings significant risks: deep excavations and temporary works, tower crane foundations and lifting operations, underground services, unexploded ordnance, uncertain ground conditions, work at height, and construction traffic moving alongside the public.
Much of the information needed to manage those risks sits in separate specialist documents. These include geotechnical reports, UXO assessments, logistics and environmental plans, designers’ risk information and temporary works proposals. Part of our role is making sure the significant health and safety information in those reports is identified, communicated and reflected in how the construction is actually run, rather than left sitting in separate files.
This is why producing the right documents for Gateway 2 is not the same as compliance. Good outcomes depend on the Client, Principal Designer, Principal Contractor, designers and specialist consultants sharing information and addressing significant risks throughout design and construction.
Five Reasons Gateway 2 Applications Still Experience Delays
Although approval rates are improving, many projects continue to encounter avoidable delays.
At Richardson-Hill we believe that some of the most common reasons include:
- Incomplete Design Information
Applications submitted before the design has reached sufficient maturity often require further information.
- Poor Coordination Between Consultants
Architectural, structural and fire engineering information must align. Inconsistencies often lead to further questions from the regulator.
- Late Design Changes
Significant alterations after submission can require further assessment and additional documentation.
- Missing Competency Evidence
For London Gateway 2 applications, the Building Safety Regulator expects clear evidence that duty holders possess the appropriate skills, knowledge, experience and organisational capability.
- Insufficient Planning
Projects that leave compliance planning until late in the design stage often experience longer approval times than those where Gateway requirements are considered from the outset.
What This Means for Developers
The latest figures are encouraging for developers planning higher-risk building projects.
Approval rates are improving, communication with the regulator is becoming more effective and processing times should continue to reduce as older applications move through the system.
However, successful Gateway 2 approval still depends on thorough preparation.
London projects that invest in early planning, coordinated design and competent CDM management are likely to experience fewer delays than those relying on late-stage compliance.
Gateway 2 Is Becoming More Predictable – Not Less Demanding
One encouraging message from the latest statistics is that Gateway 2 is becoming more predictable. As the Building Safety Regulator refines its processes and applicants become more familiar with its expectations, well-prepared projects are experiencing fewer unexpected delays. This should not be mistaken for a relaxation of standards. Rather, it reflects a maturing regulatory process in which preparation and coordination are increasingly rewarded.
Richardson-Hill’s View
While the latest figures are encouraging, we do not believe Gateway 2 has become less demanding. Instead, the construction industry is becoming better prepared. Developers are engaging competent Principal Designers earlier, design information is more coordinated, and project teams have a clearer understanding of the Building Safety Regulator’s expectations.
For developers in London, Gateway 2 should be viewed not simply as a regulatory approval, but as the outcome of good planning, effective design coordination and competent project leadership from the very beginning.
How Richardson-Hill Can Help
Navigating Gateway 2 alongside the Construction (Design and Management) Regulations requires careful planning from the earliest design stages.
Richardson-Hill works with clients and project teams, acting as Principal Designer or CDM adviser, to help ensure that health and safety responsibilities are properly coordinated throughout the project lifecycle.
By identifying risks early, coordinating design information and supporting compliance with CDM duties, we help clients reduce unnecessary delays while maintaining high standards of safety and regulatory compliance.
If you are planning a higher-risk building project in London, Richardson-Hill can help you assess Gateway 2 readiness, strengthen CDM coordination and prepare for a smoother approval process.
Contact Us today to find out more.
