What Are the Gateways?
The Building Safety Act 2022 introduces a gateway regime for higher-risk buildings (those over 18 m or 7 storeys). Gateway 1 applies at planning permission stage. Gateway 2 requires sign-off from the Building Safety Regulator before construction can begin. Gateway 3 requires sign-off before the building can be occupied.
Gateway 1: Planning Permission
At Gateway 1, the applicant must demonstrate that fire safety has been considered in the design proposals. This is addressed through the fire statement submitted alongside the planning application. For AOV systems, this means early consideration of smoke shaft positions, vent locations, and system configuration.
Gateway 2: Before Construction
Gateway 2 requires detailed fire safety documentation to be submitted to and approved by the Building Safety Regulator before construction can start. This includes the fire and emergency file, which must cover smoke ventilation strategy, AOV system design intent, and equipment specifications.
Gateway 3: Before Occupation
Gateway 3 requires the completed building to receive a completion certificate from the Building Safety Regulator before it can be occupied. AOV systems must have been installed, tested, and commissioned in accordance with the approved design. All test records and commissioning certificates must be provided.
Implications for AOV Contractors
AOV contractors working on higher-risk buildings should be aware that they are now dutyholders under the Act and must demonstrate competence. Records of design decisions, product specifications, test results, and commissioning must be maintained as part of the Golden Thread of information.
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