Delays at the Building Safety Regulator (BSR) are creating significant challenges for high-rise residential development. 

Under the Building Safety Act 2022, High-Risk Buildings (HRBs) over 18 meters must pass through three regulatory 'gateways' before they can be occupied. However, approval times have significantly exceeded expectations, with Gateway 2 taking over nine months in some cases, and Gateway 3 adding at least another three months.

Each gateway imposes strict requirements: Gateway 1 (at planning) requires fire safety to be embedded into designs early on. Gateway 2 (pre-construction) demands full regulatory approval before work can begin—a major shift from previous practice. Gateway 3 (pre-occupation) ensures buildings meet safety standards before residents move in. The extended processing times at Gateway 2, in particular, are causing bottlenecks, delaying site starts and impacting project viability.

At a recent RIBA conference, developers shared their frustrations with the administrative burden of the new system. We heard that uploading documents for a Gateway 2 application alone can take two full days, adding yet another layer of complexity to an already protracted process. 

While the intention behind these regulations is sound, the reality is that many projects are facing extended delays, increased holding costs, and broader uncertainty.

For developers and investors, understanding these timelines and integrating them into project planning is now essential. While safety remains paramount, the coming months will be critical in assessing whether the system can be refined to support both compliance and delivery.