Building Regulations Part S and EV Charging: What Manchester Property Owners Must Know
Building Regulations Approved Document S came into force in June 2022, and it changed the rules for EV charging infrastructure in new buildings across England. If you are planning a new build, a major renovation or a change of use for any property in Manchester, Part S almost certainly applies to you — and non-compliance is not optional.
Despite being in effect for over four years, Part S remains widely misunderstood. Many developers and property owners are still unaware of the requirements, or assume they only apply to residential properties. They do not. This guide explains exactly what Part S requires, who it applies to, what the exemptions are and what it costs to comply.
What Part S Requires
Part S sets minimum requirements for EV charging infrastructure in new buildings and buildings undergoing material change of use. The requirements differ depending on whether the building is residential or non-residential.
Residential Buildings
For new residential buildings with associated parking, Part S requires:
One charge point per dwelling with associated parking. If a new house or flat has a dedicated parking space, that space must have a charge point installed. The charge point must deliver at least 7 kW and must comply with the Electric Vehicles (Smart Charge Points) Regulations 2021, meaning it must be a smart charger capable of scheduled charging and demand-side response.
Cable routes for every remaining space. Where a residential development has communal or additional parking beyond one space per dwelling, cable routes must be installed to every remaining space. A cable route is not a charge point — it is the physical infrastructure (ducting, containment, trunking) that allows a charge point to be installed later without disruptive civil works. This is the future-proofing element of Part S.
Non-Residential Buildings
For new non-residential buildings with more than ten parking spaces, Part S requires:
At least one charge point. The building must have a minimum of one EV charge point installed and operational. This must also be a smart charger delivering at least 7 kW.
Cable routes for one in five of the total parking spaces. If a new office development in Manchester has 100 parking spaces, cable routes must be installed to at least 20 of them. This allows rapid scaling of charging provision as demand grows.
Buildings Undergoing Material Change of Use
Part S also applies to existing buildings undergoing a material change of use — for example, converting an office building to residential flats, or turning a warehouse into a hotel. If the project triggers Building Regulations approval, the EV charging requirements apply.
Major Renovations
For non-residential buildings with more than ten parking spaces undergoing major renovation (defined as renovation where 25 per cent or more of the building envelope is being renewed), Part S requires ducting infrastructure for one in five parking spaces.
Common Misconceptions
"Part S only applies to housing developers." — Wrong. It applies to all new buildings including offices, retail, industrial, hospitality and healthcare. Any new non-residential building with more than ten parking spaces must comply.
"We only need to install ducting, not actual chargers." — Partly wrong. Residential buildings need at least one actual charge point per dwelling with parking. Non-residential buildings need at least one installed charge point plus ducting for one in five spaces.
"Existing buildings are exempt." — Mostly correct, but not if you are carrying out a material change of use or a major renovation that triggers Building Regulations. In those cases, Part S requirements apply to the parking provision.
"We can install any charger." — Wrong. The charge point must comply with the Smart Charge Points Regulations, which means it must be a smart charger. A basic untethered socket is not compliant. The charger must support scheduled charging, randomised delay (to prevent grid spikes), demand-side response capability and energy monitoring.
"Our building control officer has not mentioned it." — This does not mean it does not apply. Building control inspectors are increasingly checking Part S compliance as part of final sign-off. Retrofitting charging infrastructure after construction is complete is significantly more expensive than installing it during the build.
Exemptions Under Part S
Part S includes several exemptions, but they are narrower than many developers assume.
No parking provision. If the building genuinely has no associated parking, Part S does not apply. A city-centre apartment block in Manchester with no parking at all is exempt.
Grid connection cost. If the cost of the electrical connection needed solely for EV charging exceeds a specified threshold (currently set at the cost of providing a new grid connection or significantly upgrading an existing one), the requirement to install a charge point can be relaxed to installing only cable routes. This exemption is intended for remote sites where grid capacity is genuinely constrained, not as a routine cost-avoidance measure.
Listed buildings. Where compliance would unacceptably alter the character of a listed building, exemptions may apply. This requires case-by-case assessment with the local planning authority, and it is not an automatic exemption.
Residential buildings with fewer than one parking space per dwelling. Where communal parking is limited, the requirement is one charge point per dwelling that has associated parking, not one per dwelling in the development.
What Part S Compliance Costs
The cost of Part S compliance varies depending on the building type, size and existing electrical infrastructure.
Cable Routes (Ducting Only)
Installing cable routes during construction is relatively cheap because the groundwork and building fabric are already open. Typical costs during a new build:
- Ducting per parking space: 150 to 300 pounds
- Containment and trunking through building fabric: 200 to 500 pounds per route
- Electrical distribution provision (spare ways in distribution board): 100 to 300 pounds per circuit
Installed Charge Points
The cost of the actual charge point installation depends on the unit chosen and the distance from the electrical supply.
- 7 kW smart charge point (hardware): 500 to 1,000 pounds
- Installation (typical): 800 to 1,500 pounds per unit
- Total per installed charge point: 1,300 to 2,500 pounds
Retrofit Premium
If Part S infrastructure is not installed during construction and must be retrofitted later, costs increase dramatically. Retrospective ducting requires breaking into completed surfaces, which can cost two to five times more than doing it during the build phase. Charge point installation costs are similar, but the civil works to run cables through completed buildings add 1,000 to 3,000 pounds per unit.
How Part S Interacts With Other Regulations
Part S does not exist in isolation. Several other regulations affect EV charging installations.
Building Regulations Part P — All electrical work associated with EV charger installation must comply with Part P (Electrical Safety in Dwellings) and BS 7671 (the IET Wiring Regulations). The work must be carried out by a competent person — typically a NICEIC or NAPIT registered electrician.
Planning Permission — Most domestic and small commercial EV charger installations fall under permitted development and do not require planning permission. However, installations in conservation areas, on listed buildings or involving freestanding rapid chargers may require planning consent. Check with Manchester City Council or your local planning authority.
Smart Charge Points Regulations 2021 — As mentioned, all charge points installed under Part S must be smart chargers. This regulation sits alongside Part S and adds software and connectivity requirements.
DNO Notification — Depending on the number of charge points and your site's electrical supply capacity, you may need to notify or apply to Electricity North West (the Distribution Network Operator for Manchester and the North West). Single 7 kW installations on existing supplies typically only require notification. Multiple chargers or installations exceeding your supply capacity require a formal application.
Part S in the Manchester Context
Manchester's property market includes a wide range of developments affected by Part S. The city centre's ongoing residential and commercial construction boom means hundreds of new buildings must comply each year.
City centre residential towers — Many have limited or no parking, so Part S may not apply. Where underground or podium parking is provided, charge points and cable routes are required.
Suburban housing developments — Nearly all new houses with driveways or garages require an installed charge point. The major housebuilders operating across Salford, Stockport, Tameside and Rochdale are now including this as standard.
Commercial developments — New offices, retail units and industrial buildings across Greater Manchester with more than ten parking spaces must comply. This includes the significant logistics and warehouse developments in areas like Trafford Park and Kingsway Business Park.
Conversions and renovations — Manchester's many mill conversions, office-to-residential schemes and change-of-use projects trigger Part S requirements if they go through Building Regulations.
How to Ensure Compliance
The simplest approach is to engage a NICEIC registered electrical contractor experienced in EV charger installation at the design stage of your project. At Manchester Compliance, we work with developers, architects and main contractors to design Part S compliant charging infrastructure from the outset.
Our approach includes a free initial consultation to assess your parking provision, electrical supply capacity and Part S obligations. We provide a detailed specification for cable routes and charge point locations, coordinate with Electricity North West for DNO applications where needed, install and commission all charge points to BS 7671, and provide the compliance documentation your building control officer will require.
Get Part S advice for your Manchester development. Call us on 0161 706 1360 or email Info@manchestercompliance.co.uk. We cover all of Greater Manchester.
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