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After a long wait, Cunniff Design achieved our first Gateway 2 approval for a Higher Risk Building (HRB). The scheme is a 205-bed PBSA development in Leeds for client Torsion Construction. Acting as lead consultant (Architect), PD-CDM, and PD-BR (Advisor), we worked closely with Torsion Group through RIBA Stages 1 to 4 and the submission.
Here’s what we learned…
The scheme passed validation quickly, giving us hope of timely approval. After that, progress slowed to long periods of silence, broken by requests for further information.
We received 10 RFIs in total, often repeating queries already addressed.
Confidence in the Regulator’s oversight of submitted information was low.
The process lacked transparency - milestones and status were unclear.
Review times felt open-ended, but we had only 5 days to respond to RFIs, with rejection a constant fear.
Comprehensive Stage 4 pack: Despite not having full subcontractor designs, the consultant team produced a very detailed and well-coordinated submission, with the PD-BR role critical in bringing this together.
Clear Building Regulations tracker: Cunniff Design, as PD-BR (Advisor), provided clear evidencing of compliance with each Approved Document as a key component of the submission.
Strong Communication: Torsion maintained a co-operative and collaborative dialogue with the Regulator - persistent but not pushy.
Rapid Response: The Torsion team ensured technical queries were answered within the Regulator’s 5-day turnaround period.
Recently announced changes are welcome: more staff, in-house functions, and fast-tracked schemes should all help to cut the backlog. The submission portal could be improved further by:
Adding a status indicator, similar to planning portals.
Allowing packaged uploads with revision tracking, like a CDE.
Better visibility of reviews within the MDT, showing when specialists (e.g. structural or fire engineers) have finished their review.
Ability to hold video calls with Case Officers, Regulatory Leads, or MDT members to resolve queries faster.
Positive change is beginning to show, but delays have already suppressed project funding and progress across the construction industry. Let’s hope that lessons have been learned before we all hit Gateway 3.
As Principal Designer (Building Regs), we can help you with the following:
Assemble and submit successful Gateway 2 applications
Handle regulator queries and track changes during determination
Achieve GW2 approval and manage the handover to construction
Manage and submit Change Control requests
