Approved Document R: Gigabit-Ready Infrastructure Requirements for New Dwellings

Summary

Approved Document R was first introduced in 2016 to require 'superfast' broadband infrastructure in new homes. The 2022 update significantly upgraded the requirement to 'gigabit-ready' — meaning the physical infrastructure must be capable of supporting gigabit-speed (1 Gbps+) connections, primarily Fibre to the Premise (FTTP) connections.

The practical implication for builders and electricians on new build sites is clear: every new dwelling must have a duct from the outside of the building to at least one point inside. This involves coordinating with the network operator (typically BT Openreach, Virgin Media O2, CityFibre, or an alternative network) for external duct connections to the street network, and ensuring internal infrastructure is installed during the build rather than as a retrofit.

For extensions and conversions, the requirements are different — Part R applies to new dwellings, not to extensions to existing dwellings or change-of-use of commercial buildings unless they create new dwellings.

Key Facts

• Approved Document R (2022 edition) — applies to England; effective 26 December 2022 for new planning applications
• Scope — new dwellings only; includes flats, houses, maisonettes; does NOT apply to extensions or refurbishments within an existing dwelling
• Requirement — in-building physical infrastructure (duct system) capable of supporting gigabit-capable (1 Gbps+) connection from the boundary to at least one 'concentration point' inside the dwelling
• Multiple dwellings — for buildings with multiple dwellings (flats), a common access point infrastructure from the street to a central distribution point, then ducts to each individual dwelling
• Voluntary network connection — the developer is not required to actually connect the fibre broadband — only to install the ducts and infrastructure that would allow it; the actual connection is the future resident's choice
• Gigabit Voucher Scheme — government subsidy (up to £1,500/residential, £3,500/business) for FTTP connections where providers won't connect commercially; separate from Part R compliance
• Openreach New Sites — BT Openreach offers free FTTP connection for new build sites with a minimum number of plots (typically 2+); developer must register with Openreach early in the construction programme
• Wayleave agreements — permission for telecoms equipment to pass through or over property; private landowners can grant or refuse; Part R does not override private wayleave rights
• Scotland — separate Scottish Building Standards (Technical Handbook — Domestic, Section 6.8) with similar requirements
• Wales — Technical Guidance: Part R equivalent with requirements for new dwellings

Quick Reference Table

Detailed Guidance

What Infrastructure Must Be Installed

External entry duct: A minimum 40mm diameter duct (or equivalent) running from a draw pit, external cabinet, or directly from the public highway, through the building envelope to an entry point inside the property. This is the 'last metre' connection route for a fibre installation engineer. The duct should be sealed at the external end (to prevent moisture, insects, and gases entering) with a draw cord installed for pulling through cables later.

Internal duct: From the entry point, a minimum 32mm internal duct routes to the 'concentration point' — typically the location of the electrical consumer unit or a dedicated comms cabinet. For flats, there is a shared infrastructure route from the external entry to each individual flat, then a separate route to the concentration point within each flat.

Concentration point: This is where the fibre modem/ONT (Optical Network Terminal) and router will be located. Requirements:

• Accessible (not in a concealed void)
• Near a mains power socket (for router and ONT)
• Located to allow cabling to the main living areas
• For flats: within the individual flat (not shared access areas)

Documentation: An as-built record showing the duct route, entry point location, and concentration point location is required for Building Control sign-off. This is typically a floor plan with the route marked.

Coordination with Network Providers

For FTTP (fibre to the premise) connections, which are the typical implementation of gigabit broadband:

1. Register early — contact BT Openreach's new sites team (or alternative providers — Virgin Media, CityFibre, Hyperoptic, Gigaclear depending on the location) at planning stage, not after building commences
2. Openreach New Sites programme — free external FTTP connection for sites with 2+ plots; Openreach will install external duct from the road to the site boundary and connect to the duct system the developer installs within the site
3. Alternative network (altnet) — in some areas, local altnets have infrastructure that should be approached directly; the developer may have a choice of provider depending on existing network infrastructure in the area
4. Exchange/cabinet availability — gigabit connections require FTTP (not FTTC/Fibre-to-Cabinet); check availability for the specific postcode

For Conversions Creating New Dwellings

A single commercial building being converted to create new flats: Part R applies — each new dwelling requires duct infrastructure to the concentration point. The as-built documentation for Building Control must show compliance.

A single house being converted to create two flats: Part R applies to the new separate dwellings created.

An extension to an existing dwelling (not creating a new separate dwelling): Part R does NOT apply.

Frequently Asked Questions

Does Part R apply if I'm building a single self-build house?

Yes. Part R applies to all new dwellings regardless of size. For a single self-build, the practical implication is: install a 40mm duct from the front boundary (or a draw pit near the highway) to a central comms location inside (ideally near the consumer unit), plus a 32mm internal duct route to the principal living room. Contact Openreach's new sites team — they will often connect free of charge even for a single plot if they have infrastructure nearby.

What duct material should I use?

BS EN 61386-24 compliant duct — corrugated HDPE or smooth bore PVC conduit. For the external run (underground or through a wall): rigid or corrugated HDPE, minimum 40mm bore. For the internal run: rigid PVC conduit, minimum 32mm bore, or CAT6 cable management trunking. Include a draw cord (nylon pull cord or steel fish tape) left in the duct ready for the installation engineer.

Can I satisfy Part R with a wireless connection point only?

No. The physical duct infrastructure is the requirement — not the actual installation of wireless equipment. The standard requires physical infrastructure capable of providing a hardwired gigabit connection to the dwelling. A wireless access point is not equivalent.

Regulations & Standards

• Approved Document R: Physical Infrastructure and Network Connection for High-Speed Electronic Communications Networks (2022) — England

• Directive 2014/61/EU (Cost Reduction Directive, retained in UK law) — requirements for gigabit-ready infrastructure in new buildings across EU/UK

• BS EN 61386-24 — conduit system specification for underground installations

• GOV.UK — Approved Document R — free official download

• BT Openreach New Build Programme — registration for new build sites

• NHBC Standards — Chapter 5.1 (Broadband requirements for NHBC warranty) — NHBC guidance on Part R compliance

• data cabling — CAT6 data cabling inside the dwelling

• consumer units — consumer unit location and Part R concentration point co-location

• building regs overview — overview of all Approved Documents