Summary
- Part S (in force June 2022) requires new dwellings with associated parking to have an electric vehicle charge point — minimum 7 kW, smart, on its own dedicated circuit — with cable routes for additional spaces in some scenarios.
- It also applies to residential major renovations where the parking count and cost tests are met, and to dwellings created by material change of use — with a £3,600 per-charge-point cost cap exemption mechanism.
- The charge point interacts hard with Part P (supply capacity, dedicated circuit) — check the incoming supply at Stage 2 before promising a 7 kW charger alongside a heat pump.
What the Building Safety Act requires for Part S on non-HRB jobs
For a new dwelling with associated parking within the site boundary, Part S requires installation of at least one charge point per dwelling with parking. The charge point must be at least 7 kW, comply with BS EN 61851, and — under the Electric Vehicles (Smart Charge Points) Regulations 2021 — be a smart charge point with the mandated functionality.
Residential buildings undergoing major renovation with more than 10 parking spaces must provide charge points and cable routes; dwellings created by material change of use with associated parking are also in scope, subject to the £3,600 cost-cap exemption per charge point (where the cost exceeds the cap, cable routes suffice). Each exemption used must be evidenced, not assumed.
As Principal Designer (BSA), the coordination points are electrical capacity (a 7 kW charger is a 32 A continuous load — see Part P), charge point location relative to the parking space and the consumer unit, and the completion documentation: the charge point's installation certificate and smart functionality declaration belong in the handover pack alongside the EIC.
Key design risks and evidence needed (RIBA Stages 2–4)
- Stage 2: applicability check (parking within site boundary? conversion? major renovation with >10 spaces?); supply capacity assessment with the DNO where load stacks up.
- Stage 3: charge point position coordinated with parking layout, meter position and cable route; protection from vehicle impact considered; cost-cap evidence gathered if an exemption is contemplated.
- Stage 4: specification — minimum 7 kW, BS EN 61851, smart charge point regulations compliance, dedicated circuit to BS 7671 section 722; handover deliverables listed (installation certificate, smart declaration, user instructions).
Standards and references you should be citing
- BS EN 61851 series — electric vehicle conductive charging systems (the product standard AD S cites).
- The Electric Vehicles (Smart Charge Points) Regulations 2021 — mandatory smart functionality for domestic charge points.
- BS 7671:2018+A2:2022 Section 722 — electrical installation requirements for EV charging circuits (earthing arrangements, PME considerations).
- IET Code of Practice for Electric Vehicle Charging Equipment Installation — the installer-side design reference.
When Part S bites on small projects
| Project | Requirement | Evidence to log |
|---|---|---|
| New house with driveway | 1 charge point, ≥7 kW, smart | Installation certificate + smart declaration |
| New flat block, parking on site | Charge point per dwelling with parking (cost cap may apply) | Charge point schedule, exemption evidence if used |
| Barn/office → dwelling conversion with parking | Charge point, subject to £3,600 cap | Quote trail vs cap, or installation certificate |
| House extension, no new dwelling | Not applicable | Tracker entry with reasoning |
Common pitfalls that catch out sole practitioners
- Charge point priced as a £1,000 add-on with no supply check — on many rural single-phase supplies the DNO conversation is the project risk, not the hardware.
- Conversions missed: office-to-residential and barn conversions with parking are within Part S.
- Exemptions claimed on cost with no quotes retained — the cap is evidenced with figures, not assertions.
- Charge point installed but the smart functionality declaration and Part P certification never collected at handover.
Frequently asked questions
Does every new house need an EV charge point?
Every new dwelling with associated parking within the site boundary needs at least one charge point — minimum 7 kW, compliant with BS EN 61851 and the smart charge point regulations, on a dedicated circuit. A new dwelling with no on-site parking has nothing to install.
Do domestic extensions or renovations trigger Part S?
A domestic extension does not. 'Residential major renovation' triggers Part S only where the building will have more than 10 parking spaces after the works and the renovation touches the parking or electrical infrastructure — rare in small practice work, but flat scheme refurbishments can qualify. Record the applicability decision either way.
Track this natively instead of in Word templates
PD Pathway gives small practices an automated Parts A–T relevant-requirements tracker, stage-by-stage Principal Designer checklists and one-click compliance documents — built strictly for non-HRB projects. First project free, then from £10 per project or £99/yr unlimited.