Tall Buildings — BSR Scope

Gateway 2 Funding

Developing a tall building in England? If your scheme is over 18 metres or 7 storeys, the Building Safety Regulator's Gateway 2 process requires full RIBA Stage 4 and 5 design completion before you can submit for building control approval — and the approval itself can take months. We arrange bridging finance to fund the design costs, professional fees, and holding period so your project keeps moving.

Rated 4.8/5 by property professionals · From 0.37% pm · 250+ lender panel · No upfront fees

£250k – £15m+

Loan Size

6 – 24 months

Typical Term

Up to 65% LTV

Typical LTV

Key Features

What We Offer

Fund the full RIBA Stage 4 & 5 design costs

Gateway 2 requires detailed design completion before submission. We fund the architectural, structural, fire safety, and M&E design work needed to reach submission-ready status.

Cover the extended approval timeline

Gateway 2 applications historically take 37-48 weeks to determine. Bridging finance covers the holding costs during this period so your project doesn't stall.

Professional fees and consultants funded

Fire engineers, building control consultants, structural engineers, and specialist advisors — the costs of assembling a compliant submission package are significant.

Land and site holding costs included

If you've acquired a site for a tall building within BSR scope, the Gateway 2 process adds months to your programme. We fund the holding period.

Bridge to development finance on approval

Once Gateway 2 is approved, we transition you seamlessly into a full development facility — either through our panel or our sister company.

No structural work until approval — we bridge the wait

Gateway 2 requires full BSR approval and sign-off before any structural work can begin on site. We fund the entire waiting period so you're ready to build the moment approval lands.

Ideal For

Common Scenarios

Pre-Submission Design Funding

You have planning consent for a tall building but need to fund RIBA Stages 4 and 5 to complete the detailed design required for Gateway 2 submission. The design costs are significant and you need capital now.

Holding Costs During Approval

Your Gateway 2 application is submitted but the approval process is taking months. You need to fund site holding costs, insurance, professional fees, and interest on existing facilities while you wait.

Site Secured, Waiting for Approval

You've acquired the site and have planning consent, but can't start structural work until Gateway 2 is approved. Bridging covers the holding costs, insurance, and professional fees during the wait.

Resubmission After Rejection

Your Gateway 2 application was rejected or requires additional information. You need funding to cover the redesign work and resubmission costs without losing the site.

Typical Costs

What You'll Pay

Every deal is different, but here's what to budget for on a typical Gateway 2 funding facility. Use our calculator to estimate total costs for your specific deal.

Interest Rate

0.65–1.00% per month, rolled up — no monthly payments.

Arrangement Fee

1.5–2% of the gross loan.

Valuation Fee

£2,000–£10,000+ — tall building specialist valuations are complex.

Legal Fees

£5,000–£15,000+ depending on scheme complexity.

Professional Fees

RIBA Stage 4/5 design, fire engineering, building control — funded from the facility or separately.

Exit Fee

Typically rolled into the development finance transition.

Broker Fee

Our fee is typically 1% of the net loan, payable on completion. No upfront fees.

How It Works

Navigating the Gateway 2 Process

Assess Your BSR Timeline

Tell us about your scheme — height, number of storeys, current design stage, and whether you've submitted to the BSR yet. We assess the likely timeline and funding requirement, including RIBA Stage 4/5 design costs, professional fees, and site holding costs during the approval period.

Structure the Facility

We arrange bridging finance to cover the Gateway 2 costs — design team fees, fire engineering, building control consultants, and site holding. The facility is structured with a term that accounts for the BSR's determination timeline, which can extend well beyond the statutory 12-week period.

Approval to Construction

Once Gateway 2 approval is granted, we transition you into full development finance — either through our lender panel or our sister company. The bridging facility is repaid from the development loan, and construction can begin immediately.

Common Questions

Gateway 2 FAQ

What buildings fall within BSR Gateway 2 scope?

Buildings in England that are at least 18 metres in height or at least 7 storeys — whichever is reached first — and contain at least 2 residential units. This includes new-build residential towers, mixed-use schemes with residential above 18m, and care homes or student accommodation above the threshold. The Gateway process applies only in England, not Scotland, Wales, or Northern Ireland.

How long does Gateway 2 approval actually take?

The statutory determination period is 12 weeks, but in practice applications have been taking significantly longer. Early applications have seen determination periods of 37–48 weeks, with some exceeding 12 months. The BSR can also stop the clock to request additional information. We structure facilities with realistic timelines, not optimistic ones.

Can I start any work before Gateway 2 approval?

You cannot begin any structural or construction work until Gateway 2 is approved and the BSR issues a building control approval notice. However, enabling works such as demolition, site clearance, and groundworks that don't involve the new building's structure can typically proceed. This is a grey area — take specific legal advice on what constitutes regulated building work for your scheme.

What happens if my Gateway 2 application is rejected?

You can resubmit with revisions addressing the BSR's concerns. This means additional design costs and a further determination period. We can structure or extend bridging facilities to cover resubmission scenarios, and our lender panel understands this is a new regulatory process where initial rejection doesn't necessarily reflect a fundamental design problem.

How much does RIBA Stage 4/5 design cost?

It varies enormously by scheme complexity, but for a typical tall residential building expect £500,000–£2m+ for the full RIBA Stage 4 and 5 design package including fire engineering, structural engineering, and M&E design. This is the cost the bridging facility is designed to fund.

Can I include professional fees in the bridging facility?

Yes. The facility can cover both site holding costs (interest, insurance) and the professional fees required for the Gateway 2 submission — fire engineers, structural engineers, M&E consultants, building control advisors, and architect fees for detailed design.

What's the difference between Gateway 1, 2, and 3?

Gateway 1 is the planning stage (standard planning permission). Gateway 2 is the construction stage — full design details submitted to the BSR before structural work begins. Gateway 3 is the completion stage — BSR sign-off before occupation. Our funding covers the Gateway 2 design and approval period.

Is this the same as development finance?

No. Development finance covers the construction phase. Gateway 2 funding covers the pre-construction phase — the period between getting planning permission and being allowed to start structural work. It's a bridging product for the regulatory gap created by the Building Safety Act.

Deals We've Structured

All case studies

£25.6m

£25.6m Land Purchase — 36-Storey Tower

East London

£12m

£12m Mixed-Use Development

London

All case studies →

Ready to Discuss Your Project?

Get an indicative quote or arrange a call with a specialist. If we can respond immediately we will, otherwise within 2 hours during business hours.

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0330 223 7872 WhatsApp hello@bridging.fund