Building Control & Part R

What Building Control Need for Part R

A plain-English guide to what Building Control look for on Part R: the infrastructure route, the connection, the £2,000 cost cap and the evidence for any exemption.

Request Your Quote or call 02475 095700

The two Part R requirements for new homes

For new dwellings in England, Part R of the Building Regulations has two requirements, explained in Approved Document R Volume 1 (2022 edition):

RA1: gigabit-ready physical infrastructure. The ducts, chambers, access points and in-building routes that will carry a gigabit connection, from the network termination point in each dwelling to the operator's network distribution point.
RA2: connection to a gigabit-capable network. A working connection capable of at least 1,000 Mbps, subject to a cost cap of £2,000 per dwelling.

Building Control's job is to be satisfied that both have been properly addressed, or that a valid exemption applies. They do that mainly through the connectivity plan you submit.

What Building Control look for

The submission at the right time. The particulars must be provided before the relevant building work starts, with your full plans application, building notice or initial notice.
A clear infrastructure route. Where the gigabit-ready infrastructure runs, from each dwelling's network termination point to the distribution point, and why it stops where it does if land rights prevent it going all the way.
An access point or common access point. Single dwellings need an access point. Buildings with more than one dwelling need a common access point and in-building routes to each flat.
The connection being provided. Which network operator, what technology (usually full fibre), and confirmation that it is gigabit-capable.
Exemption evidence, if relied on. If a gigabit connection can't be secured within the cost cap, evidence that at least two suitable operators were invited, with their quotes, refusals or non-responses, and details of the next fastest connection being installed instead.
Supporting documents. Approved Document R suggests schematic diagrams, site layout maps, written correspondence and estimated timescales.

The model form in Appendix B is a template for all of this. See template vs professional plan for help deciding whether to fill it in yourself.

The £2,000 cost cap in practice

The cost cap is £2,000 per dwelling for the developer's cost of the RA2 connection, after any network operator contribution has been deducted. VAT is included. The cost of RA1 infrastructure, your administrative costs (including preparing the connectivity plan and Building Control fees) and the occupier's broadband bills are excluded.

If gigabit can't be secured within the cap, you must provide the next fastest connection that can be, in order of priority: a high-speed connection (at least 30 Mbps), then a USO-standard connection. If nothing can be secured within the cap, RA2 doesn't apply. Either way, RA1 infrastructure is still required, so the home is ready for gigabit later.

Watch out: if you haven't invited at least two suitable network operators to offer a connection, you are treated as being able to secure one within the cost cap. Keep copies of every invitation and reply.

Common reasons for Building Control queries

No connectivity plan with the application, or one sent in after work has started
A duct route described in words but not shown on a plan
An exemption claimed with only one operator contacted
Cost cap figures that include RA1 infrastructure or exclude VAT
Flats without a common access point shown
Plots that are new build being treated as "conversion" and left out.

Who is in scope?

RA1 and RA2 apply to the erection of new dwellings: housing developments, self-build and single new homes, and new dwellings in mixed-use schemes. They don't apply to dwellings created by a material change of use, major renovations or wholly non-residential buildings. Those may fall under requirement R1 in Volume 2. Our full Part R and Approved Document R guide covers the exemptions in detail.

Make it easy for Building Control

A clear, complete connectivity plan means fewer queries and less risk of delay. We prepare plans that set out exactly what Building Control look for, at a fixed price from £249.99 + VAT. If Building Control come back with a query on a plan we've prepared, send it to us and we'll advise. We fix any errors in our own work at no extra charge.

Building Control questions

When do I submit the connectivity plan to Building Control?

Before the relevant building work starts, when you give notice or make your Building Regulations application to the building control body. That applies whether you use full plans, a building notice or an initial notice.

How many network operators do I need to contact?

To rely on the cost cap or the operators declining, you need to have invited at least two suitable network operators and kept the evidence of their responses.

Is RA1 still needed if there is no gigabit connection?

Yes. Gigabit-ready physical infrastructure under RA1 is still required even when a slower connection, or no connection, is installed under RA2, so the dwelling is ready for gigabit in future.

Get your connectivity plan sorted

Plans from £249.99 + VAT. Tell us about your project and we'll come back with a fixed quote. Nothing to pay until the plan is done.

Request Your Quote ↗