Delays in Building Safety Act procedures stall high-rise residential construction

The Fire Industry Association (FIA) has highlighted delays caused by the Building Safety Act 2022 (BSA) in its latest briefing.

The act introduced Gateway 2 and Gateway 3 regulatory checkpoints to enhance safety in high-risk buildings (HRBs), primarily residential developments over 18 metres tall.

Gateway 2 mandates design approval before construction begins, while Gateway 3 requires final clearance upon project completion.

According to the FIA, these processes have led to significant project delays, exacerbating the housing shortage.

Only 6% of new building applications meet the statutory 12-week approval timeline.

Challenges in gaining Gateway 2 approval

The FIA briefing identifies several issues with Gateway 2.

Submission requirements lack clarity, often resulting in excessive documentation at early project stages.

Moreover, pre-submission consultations are not permitted, forcing designers to make costly adjustments after rejections.

Designers also face restrictions on direct communication with Registered Building Inspectors (RBI) during reviews, which hinders resolution of technical disagreements.

These procedural inefficiencies discourage HRB construction, with developers reducing project sizes to bypass Gateway 2.

Implications for construction and housing

Delays in Gateway 2 approvals are limiting new construction projects, especially in urban areas where high-rise developments are critical for housing supply.

The FIA reports that changes to design plans during construction, classified as Major Changes, require BSR approval to avoid criminal penalties, further complicating project timelines.

Gateway 3 presents additional challenges as completed buildings cannot be occupied until the process is finalised.

Delays at this stage risk leaving new buildings unoccupied for months.

FIA recommendations for process improvements

The FIA recommends simplifying Gateway 2 and Gateway 3 to reduce inefficiencies.

Suggested changes include phased submissions, where initial approvals focus on general arrangements and high-level documents, allowing more detailed designs later.

Clearer guidance on documentation requirements is also advised to reduce wasted resources.

The FIA emphasises maintaining high standards of competency and quality control while addressing procedural issues to support the government’s housing targets.

Building safety act delays impact high-rise construction approvals: Summary

The FIA briefing highlights delays in HRB construction due to stringent Gateway 2 and Gateway 3 processes under the Building Safety Act 2022.

Key issues include unclear submission requirements, limited pre-submission consultations, and inefficient review procedures.

These challenges hinder project approvals, with only 6% of applications meeting statutory deadlines.

Developers are reducing project sizes to avoid the process, exacerbating housing shortages.

The FIA proposes phased submissions and clearer guidance to streamline procedures while maintaining safety standards.