In short: in England, Part S of the Building Regulations requires EV charging infrastructure in new residential and non-residential buildings, and in some buildings undergoing major renovation. For new homes with parking, that generally means a charge point for each new dwelling with a parking space, plus cable routes for other spaces in larger developments. There is an exemption where the grid connection would be too expensive. Plan it at the design stage, because the grid connection and cable routes are far cheaper to build in than to add later.
For developers, Part S turns EV charging from an optional extra into a design requirement. This article explains what it covers, how the main rules work in practice, and how to avoid surprises late in a project. Always check the current Approved Document S and confirm requirements with your building control body.
What does Part S cover?
The government’s guidance, Approved Document S, applies to new residential and non-residential buildings, and to residential and non-residential buildings undergoing major renovation. It sets out how to meet the requirements for charge points and for cable routes, the ducting that allows charge points to be added later.
How does it work for new homes?
The Department’s own worked examples show the basic principle: one charge point for each new dwelling with an associated parking space. In its frequently asked questions, it gives two examples:
- six new terraced houses, each with two parking spaces, need one charge point each, so six in total; and
- a block of ten new flats needs ten charge points, to reflect the number of new dwellings.
For new residential buildings with more than ten associated parking spaces, the guidance also requires cable routes for the parking spaces that do not get a charge point. That lets more charge points be added as demand grows.
Are there exemptions?
Yes. The main ones developers meet are:
- Grid connection cost: where the cost of the electricity network upgrades needed for the charge points would be high, the requirement is limited to the maximum number of charge points that can be installed at an average connection cost of £3,600 or less. The FAQs explain that this cost is for upgrades to the electricity system, excluding building work and the charge point itself.
- Covered parking only: the FAQs say a building with only covered parking spaces is exempt from installing charge points, though cable routes are still required.
Check the full conditions in Approved Document S before relying on any exemption.
What about non-residential buildings?
New non-residential buildings with parking and some major renovations also have requirements for charge points and cable routes, with different rules from homes. The details depend on the number of parking spaces, so take them from Approved Document S for each project.
Which other rules apply to the charge points?
- Smart Charge Points Regulations: private charge points for cars and vans must have smart functionality, default off-peak charging hours and security features. GOV.UK sets out the requirements.
- BS 7671: the wiring regulations include specific requirements for EV charging installations.
- Accessibility: for shared or public parking, consider accessible bays early.
How do developers avoid problems?
- Count charge points and cable routes at concept design, not at fit-out.
- Ask the network operator early for the site’s capacity and connection cost, because it affects both the design and any exemption.
- Use load management so many charge points can share the supply; see load management explained.
- Agree the approach with building control before construction.
- Plan for operation: who owns, maintains and manages shared charge points after handover.
For shared car parks, the software choice matters as much as the hardware; see choosing charge point management software.
Frequently asked questions
Does every new home need a charge point?
Generally each new dwelling with an associated parking space, subject to the exemptions. Homes without associated parking are treated differently.
What is a cable route?
The ducting and containment that allows a charge point to be installed later without major building work.
Does Part S apply in Scotland or Wales?
Part S and Approved Document S are for England. Scotland and Wales have their own building standards, so check the rules for each nation.
Our solution recommendations service helps developers plan charging, grid connections and load management at design stage. Tell us about your development.
