ELLIOT THOMAS CONSULTING
Building Safety
Safety Consultants, Fire Assessors & Principal Designer Building Regulations.
The UK Building Safety Act 2022
The Building Safety Act was introduced in 2022 to improve building safety standards across the UK following the Grenfell Tower tragedy. It places greater responsibility on developers, designers, contractors, and building owners to ensure buildings are safe throughout design, construction, and occupation. The legislation also introduces stricter compliance procedures, enhanced accountability, and the “golden thread” of digital building information for higher-risk buildings. Under the UK Building Safety Act, the “Gateways” are key regulatory checkpoints for higher-risk buildings that must be passed before a project can progress to the next stage.
What is Deemed a High-Risk Building?
Under the UK Building Safety Act, higher-risk buildings are generally defined as buildings that are:
- At least 18 metres tall or 7 storeys high, and
- Contain 2 or more residential units
This typically includes:
- Apartment blocks
- Residential towers
- Mixed-use residential buildings
During the design and construction phase, the definition can also include:
- Care homes
- Hospitals
The higher-risk building regime introduces stricter regulatory oversight, including the Building Safety Act gateway approval process and enhanced compliance requirements.
01
The Three Gateways
Gateway One — Planning Stage
Takes place during the planning application process and focuses on fire safety considerations before construction begins.
02
Gateway Two — Pre-Construction Stage
A more detailed review before building work starts. Developers must demonstrate that the design complies with Building Regulations and that safety risks are properly managed.
03
Gateway Three — Completion & Occupation Stage
Occurs at project completion. The building must be approved by the Building Safety Regulator before residents can occupy it. This includes providing the final “golden thread” of safety and compliance information.
The Role of a Principal Designer
A Principal Designer under the Building Regulations is responsible for planning, managing, and coordinating building regulation compliance during the design phase of a project. The role ensures that designs meet safety and regulatory requirements, particularly for higher-risk buildings under the Building Safety Act.
Principal Designers help coordinate information between the design team, client, and contractors, while managing compliance through the Building Safety Act gateway process.
The role is focused on reducing safety risks, improving accountability, and ensuring a clear audit trail throughout the project lifecycle.
In practice, Principal Designers are often:
- Architects
- Architectural Technologists
- Building Surveyors
- Engineers
- Specialist consultants
Many may hold memberships with organisations such as:
- Royal Institute of British Architects (RIBA)
- Architects Registration Board (ARB)
- Chartered Institute of Architectural Technologists (CIAT)
- Royal Institution of Chartered Surveyors (RICS)
The key requirement is competence and the ability to manage Building Regulations compliance — not a specific professional title.