EPISODE: 034 - PHYSICAL INFRASTRUCTURE AND NETWORK CONNECTION FOR NEW DWELLINGS – VOLUME 1 AND 2

BYTNAR - TALKS

EPISODE 034 - Physical Infrastructure And Network Connection For New Dwellings – Volume 1 And 2.

This episode is for people who want to know more about Approved Document Part R

You should like this episode if you ask yourself questions like:

• What infrastructure requirements are outlined in Approved Document R for ensuring gigabit-readiness in new dwellings?

• What does Requirement RA1 in Approved Document R specify about infrastructure capacity for gigabit networks?

• Are there any exemptions under Approved Document R for non-residential buildings, remote locations, or high-cost areas?

• What types of installation methods (wired or wireless) are permitted under RA1 in Approved Document R?

• What measures does Approved Document R require for air, moisture, and fire prevention in gigabit-ready installations?

• How does Approved Document R specify the placement of gigabit termination points in multi-dwelling buildings?

• What is the maximum cost per dwelling for gigabit connection under Approved Document R, and what alternative options are available if costs exceed this cap?

• What documentation is needed for building control applications to comply with the connectivity plan requirements in Approved Document R?

• How do Volume 1 and Volume 2 of Approved Document R differ in their requirements for high-speed network infrastructure in new and extensively renovated buildings?

LET'S TALK ABOUT YOUR PROJECT

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This is Bytnar Talks: The Engineer Takes on Construction – Episode 34

Hi, I'm Piotr Bytnar. Each day, I help my clients plan and design building projects through Bytnar Limited, a consulting Chartered Structural Engineers practice.

My biggest passion—and the cornerstone on which I've built my business—is finding clever solutions for construction projects. I am a chartered structural engineer and a budding software developer, so you can rest assured that I will strive to talk about best practices and the use of new technologies in the industry.

And if you're embarking on a construction project or are involved in planning, designing, and building the world around us, you'll find this podcast useful.

Approved Document R – Physical Infrastructure and Network Connection for New Dwellings, Volume One and Two

Hi guys, and welcome to Bytnar Talks, your favorite podcast on all matters of architecture, engineering, and construction.

It's Thursday, the 7th of November 2024, and I'm here back with you with the 34th episode and information on Approved Document R: Physical Infrastructure and Network Connection for New Dwellings, Volume One and Two.

I had the great pleasure of attending ZAK World of Façades—as they call it, the world’s premier symposium on façade design and engineering. It was organized in the Old Billingsgate, a beautiful building guarding London Bridge from the City side. I enjoyed many talks on all things façades and the current state of the art.

It is positive to see that we all think about how to make the world of building development better.

Anyway, going back to the delivery of this episode, let's recap the last one first.

In the last episode, I talked about Approved Document Q: Security in Dwellings.

To comply with security standards, doors and windows that are accessible or provide entry to a dwelling or shared area must be sufficiently robust to deter casual or opportunistic burglary. It doesn't need to be as it is in a bank's safe—any door leading to a dwelling, shared area, or garage should be a secure doorset meeting PAS 24 standards, or specifications as put down in Appendix B of the document.

Unless the garage is accessible only through another secure door, then only one door needs to be secure.

The first one won’t have to be a multipoint locking system. A locking system in line with PAS standards is required—or alternatively, a combination of a surface-mounted rim lock and a mortice lock, positioned 400 to 600 mm apart.

For those with accessible hinges, hinge bolts must be installed, and letter plates should be at least 260 by 40 mm with anti-tampering features.

Door frames should be mechanically fixed according to the manufacturer's specifications. Panels of lightweight construction should be reinforced with a 600 mm-wide resilient layer for added security on both sides of the frame.

Any window within 2 m of an accessible surface must meet PAS 24 or an equivalent security standard. As with doors, window frames must be securely fixed, following the manufacturer's guidelines.

In this episode, I will move to Approved Document R: Infrastructure for Electronic Communication. So, without further ado, let’s dive straight into this.

In this episode, I'll talk about the statutory guidance contained within Approved Document R: Physical Infrastructure and Network Connection for New Dwellings, Volume 1 and 2.

The document covers the requirements of Part R and is contained within two volumes:

• one for dwellings, and

• the other for buildings or work that goes outside of the scope of just dwellings.

These are rather short documents, where Volume One goes over four sections, and Volume Two over only two—Section 0 and 1.

So let’s get into the nitty-gritty of this Approved Document, shall we?

All right, guys—starting with the text of the legislation.

Part R: Physical Infrastructure for High-Speed Electronic Communications Networks

Infrastructure for Electronic Communications – Gigabit-Ready Physical Infrastructure Requirement (Regulation RA1.1):

Building work must be carried out so as to ensure that each dwelling is equipped with gigabit-ready physical infrastructure that: extends from a network termination point for the gigabit-capable public electronic communications network, and reaches:

• A) a distribution point; or

• B) where the person carrying out the building work (the developer) has no right to install gigabit-ready physical infrastructure in land in which it would have to be installed if it were to reach a distribution point as close as is reasonably practicable to a distribution point; or

• C) where the developer has no such right, and Requirement R2 is excluded or modified by Regulation 44ZC—and would be so excluded or modified even if the gigabit-ready physical infrastructure were required to reach as close as is reasonably practicable to a distribution point:

(i)as close as is reasonably practicable to a location at which a distribution point is likely to be installed within the relevant 2-year period (a likely future location); or

(ii)where there is no likely future location that is closer to the building than the closest distribution point already installed—an access point for gigabit-capable public electronic communications networks.

• D) where the developer has no right to install gigabit-ready physical infrastructure in land beyond the building and access point for gigabit-capable public electronic communications networks.

Point 2Where the work concerns a building containing more than one dwelling, the work must be carried out so as to ensure that the building is equipped, in addition, with a common access point for gigabit-capable public electronic communications networks.

Point 3In this paragraph:

• Distribution point means a distribution point for a gigabit-capable public electronic communications network.

• The relevant 2-year period means the period of two years beginning with the earlier of the following:

  • A) the day on which a building notice, initial notice, or public body’s notice relating to the work to which the paragraph applies is given;

  • B) the day on which an application for building control approval with full plans relating to building work to which this paragraph applies is given.

Now, Requirement RA1 and RA2These apply to:

• the erection of a dwelling, or

• the erection of a building that contains one or more dwellings.

Moving on to connection to a gigabit-capable network – Requirement RA2:Each dwelling must, in addition, be provided with a connection to a gigabit-capable public electronic communications network.

Now, in-building physical infrastructure – High-speed ready in-building physical infrastructure Requirement R1

Point 1Building work must be carried out so as to ensure that the building is equipped with high-speed ready in-building physical infrastructure, up to a network termination point for high-speed electronic communications networks.

Point 2Where the work concerns a building containing more than one dwelling, the work must be carried out so as to ensure that the building is equipped, in addition, with a common access point for high-speed electronic communications networks.

Requirement R1 applies to building work—other than building work to which paragraph RA1 applies—that consists of:

• the erection of buildings, or

• major renovation works to buildings.

Cases in which Paragraph R2 of Schedule 1 is Modified or Excluded – Regulation 44ZC or Regulation 44ZC.1

Paragraph 2Where a person is carrying out building work of the kind described in the second column of Paragraph RA1 of Schedule 1 (the developer):

• A) is unable to secure the provision of a connection with a gigabit-capable public electronic communications network for a cost not exceeding the cost cap, but

• B) is able to secure the provision of a connection with a high-speed public electronic communications network for such a cost—

Then Paragraph R2 of Schedule 1 is to be read as requiring the provision of a connection with a high-speed public electronic communications network.

Point 3Where the developer:

• A) is unable to secure the provision of a connection with a high-speed public electronic communications network for a cost not exceeding the cost cap, but

• B) is able to secure the provision of a connection with a USO-standard public electronic communications network for such a cost—

Then Paragraph R2 of Schedule 1 is to be read as requiring the provision of a connection with a USO-standard public electronic communications network.

Point 4Where the developer is unable to secure the provision of a connection with a USO-standard public electronic communications network for a cost not exceeding the cost cap—Paragraph R2 of Schedule 1 does not apply.

Point 5In Paragraphs 2 to 4:

• High-speed public electronic communications network means a public electronic communications network that is a high-speed electronic communications network.

• USO-standard public electronic communications network means a public electronic communications network that provides at least the minimum download speed specified, for the time being, by virtue of Section 65(2BA) of the Communications Act 2003, in the Universal Service Order as defined by Section 151, Paragraph 1 of the Act.

Point 6The developer is to be treated as being able to secure the provision of a connection mentioned in any of paragraphs 2 to 4 for a cost not exceeding the cost cap unless:

• A) the developer has invited at least two suitable providers to make—before the end of the 30th day after the date of the invitation—an offer to provide a connection of the kind mentioned in the paragraph in question; and

• B) none of those providers has, before that time, offered to provide a connection free of charge or at a cost not exceeding the cost cap.

Point 7The cost cap is £2,000 in respect of each dwelling.

Point 8In calculating the cost to the developer of securing the provision of a connection:

• A) VAT (Value Added Tax) is to be included;

• B) the following are to be excluded:

  • (i) the cost to the developer of installing gigabit-ready physical infrastructure in accordance with Paragraph RA1 of Schedule 1;

  • (ii) administrative costs of the developer; and

  • (iii) the cost to an end user (as defined by Section 151, Paragraph 1 of the Communications Act 2003) of the provision of a public electronic communication service.

Point 9In Paragraph 6(A), a "suitable provider" means a provider of a public electronic communications network whom the developer reasonably considers to be likely to be able to provide a connection referred to.

All right guys—are you still here?

It seems like an awful lot to untangle, but in essence, it’s rather simple.

Volume One: Dwellings gives us a straightforward interpretation.

It first treats Requirement RA1 – Gigabit-ready Physical Infrastructure. That is: infrastructure capable of delivering 125 megabits per second—or more accurately—1 gigabit.

Requirement RA2 then deals with the connection to the gigabit-capable network and goes on to tell us about the particulars of the connection to a public electronic communications network—the so-called connectivity plan.

It tells us:

• when the requirements can be relaxed or excluded,

• how, and

• what information must be provided with our building control application.

We are also reminded that Volume Two deals with the in-building (INB) infrastructure, apart from the RA1 and RA2 expectations.

Starting with Section One and Requirement RA1:

The Secretary of State is satisfied with either wired or fixed wireless installations—as long as they are capable of delivering a gigabit capacity to each and every dwelling.

Each dwelling should have its termination point sprouting from the access point, and the installation should go as far as possible toward the network distribution point—the point at which the network operator’s spine or core network ends.

That distribution point may be:

• in the form of a cabinet,

• a box mounted on a wall, or

• on a telegraph pole.

  
  

  And it may be outside the development site.

This requirement applies to the creation of new dwellings.So, non-residential buildings and existing buildings undergoing major renovation works do not fall under the scope of this requirement.

Neither do:

• material changes of use,

• rooms for residential purposes (like hotels, boarding houses, patient accommodations, and so on),

• MOD buildings,

• Schedule 2 buildings, or

• remote buildings where it is either too expensive to connect to or not feasible to even deliver the basic infrastructure of a USO-standard public electronic communications network.

Naturally, we’ll need to provide evidence explaining why we believe the connection would be too expensive, or why the development is too remote.

The document guides us to Appendix B, with a form listing all the particular information expected to be attached to the application.

This requirement requires us to install gigabit-ready physical infrastructure from the network termination point to the network distribution point, if possible.

In gist:

• the connection should be in-dwelling to the common access point, and

• from the common access point to the network distribution point, or as close to it as possible.

The document shows some diagrams to illustrate different circumstances, so I encourage you to have a look at them and to engage the network operator as soon as possible.

It may transpire that there is:

• no network distribution point, and

• no plans for the next two years to install one nearby.

In that case, the only reasonable thing to do will be to provide installation up to the building access point.

We are also referred to the Street Works UK guidelines on the positioning and colour coding of underground utilities apparatus—Volume 1, Issue 9—for further information.

Building control will need to be informed about the particulars of the connection plan. A layout showing ducting and specifications is a convenient way of illustrating this.

Full-fibre, fixed wireless, or cable are all fine, as long as they can provide sufficient bandwidth.

The provided routing and perforation of the building fabric should be secured in terms of air leakage and moisture penetration.

Each connection within separate flats should be gigabit-capable and in line with Requirement B.

Fire-stop all compartment penetrations, and don’t use flammable ducting externally on relevant buildings. For that, see Regulation 7.

The infrastructure should be well protected from damage in general.

We should also mind the placement of the termination point within the dwellings.

For this reason, the document sends us to NHBC Foundation MF67: The Connected Home – Designing and Building Technology into Today’s New Homes guidance.

Now we are ready with the infrastructure. Let's move on to connection to a gigabit-capable network, and these provisions are contained within Section 2 of this document.

It is all about connection—the service provider should do the rest.

The developer, with the network operator, should make the connections for each new dwelling—but not if the cost of such connection exceeds £2,000 per dwelling, or if the network operator refuses to connect.

If that happens, we need to try to install the next best thing, staying within budget. The technology may be cable, wireless, or satellite—whatever is feasible.

There should be an electrical connection with the termination point.

Under the cost cap, it needs to be proven that at least two separate network operators cannot deliver the connection for under that limit.

We may then entertain alternative connections of lesser capacity, like the high-speed electronic communications networks, or the USO-standard public electronic communications network.

In any case, the infrastructure should be sufficient for the gigabit connection, even if such a network is not available at the time of the build.

The £2,000 cap refers to the developer's cost, not including any additional contribution from the network operator, and includes VAT.

That is: connection cost, not infrastructure cost, not administrative cost, and so on. Just the cost agreed between the developer and the network operator.

Section 3 covers the particulars of connection to a public electronic communications network—the so-called connectivity plan.

In short: let building control know what is happening before you start. The template of required information is given in Appendix B.

There are two parts to be considered here:

• Part A deals with the location and evidence for the installation—or the inability of providing such installation.

  
  

  This includes exemptions under Section 1 or 2—for example:

  • no power over others' land,

  • no connection to the network available, or

  • the connection is simply too expensive.

We need to also complete Part B of the connectivity plan, giving particulars of those exemptions—such as:

• proof from at least two different operators of the cost,

• refusal of service,

• lack of response within 30 days, or

• lack of national infrastructure nearby.

In any case, the development needs to be otherwise ready to be connected at gigabit bandwidth.

Now for Volume Two, which deals with the provision of in-building physical infrastructure for high-speed electronic communications networks.

It applies when RA1 does not kick in, and the new building is either:

• being built, or

• undergoing massive refurbishment.

As before, it is all about having the infrastructure ready for the connection.

Copper or fibre cable will do the job—provided it meets the bandwidth limit, which here is a minimum of 30 megabits per second.

(For contrast, a standard copper telephone cable can deliver up to 70 megabits per second.)

The installation is also limited by the distance between the access point and the termination point.

In the case of flats, this will mean a single access point and multiple termination points throughout.

All the remaining connections remain the responsibility of either:

• the developer, or

• the network provider.

Excluded buildings are those that fall under Volume One consideration—Classes 2 to 7 of Schedule 2—so:

• all small and ancillary buildings,

• ground floor extensions,

• agricultural buildings,

• similar MOD buildings,

• listed monuments, or

• those in Conservation Areas, if the installation would beharmful to the appearance, in remote areas, or

• where the cost of implementation is too large.

The connection is simple: just add the access point and termination point and connect them—that’s it.

We are also referring to PAS 2016: Next Generation Access for New Build Homes Guide, and NHBC Foundation’s The Connected Home guide for further information and best practices.

So this is it, folks—Approved Document R, Volume 1 and Volume 2.

Let’s sum it up, section by section:

Volume One of the document provides clear guidance on ensuring gigabit-ready infrastructure for new dwellings.

Requirement RA1 specifies that each new dwelling must have physical infrastructure capable of 125 megabits per second (not megabytes!)—that’s gigabit-ready—from the access point to the network distribution point, which may be outside the site.

Non-residential buildings, major renovations, and buildings in remote areas or where connection costs are too high are exempt.

If you wonder how 125 megabits goes into a gigabit, just multiply by 8—every byte has 8 bits.

For RA1 compliance, installation can be wired or fixed wireless, reaching up to the nearest network distribution point, which could be a cabinet, wall-mounted box, or pole.

If no distribution point exists or isn’t planned within 2 years, then installation should at least reach the building’s access point.

Developers are encouraged to engage network operators early, and refer to Appendix B for the required information in building control applications.

The connection infrastructure must prevent air or moisture intrusions.Use fire-stopping where needed, and avoid flammable materials in certain higher-risk buildings.

Each unit in a multi-dwelling building should have a separate gigabit-capable termination point.

We are also recommended to refer to NHBC Foundation’s NF67 guidance.

Section Two requires that new dwellings be connected to a gigabit-capable network, with the developer and network operator coordinating this.

If connection cost exceeds £2,000 per dwelling, or if network operators decline to connect, alternative connections can be considered.

At least two operators must be consulted to show that the cost exceeds the cap before options like high-speed or USO-standard networks can be used.

The £2,000 cap includes VAT, but not administrative or infrastructure costs.

Section Three outlines the connectivity plan for building control—documenting connection intention or exemptions, if applicable.

Part A of that plan specifies installation evidence, and Part B addresses exemptions, requiring:

• proof from at least two network operators,

• cost or refusal evidence,

• or no response within 30 days,

• or a lack of nearby infrastructure.

In any case, the development must be ready to connect at gigabit bandwidth.

Volume Two applies to in-building physical infrastructure for high-speed electronic networks—minimum 30 megabits per second—when RA1 doesn't apply.

It covers new builds or extensive renovations.

Fibre or copper cable should run from the access point to the termination point within each unit, with guidance for placement in flats and buildings with multiple dwellings.

Excluded buildings include those:

• in remote areas,

• in historic or conservation zones,

• where appearance is a concern, or

• any property already covered by Volume One.

The installation simply needs an access point and termination point, with the network connection provided by the developer or network provider as needed.

Lastly, references are made to:

• PAS 2016 guidelines, and

• NHBC Foundation’s Connected Home Guide for best practices on integrated NextGen connectivity in new homes.

In the next episode, we will move on to Approved Document S—Infrastructure for Charging Electric Vehicles.

I hope you enjoyed this episode, and that the considerations in Approved Document R: Physical Infrastructure for High-Speed Electronic Communications Networks are now a bit clearer for you.

If you have any questions, reach out to me on LinkedIn or send me an email—I’m more than happy to help you out.

At Bytnar Limited, we deal with planning, designing, and managing your projects, and we are always glad to facilitate a free initial consultation to steer you in the right direction.

Visit www.bytnar.co.uk and reach out to us—whether your question is:“Can you help with my project?”or“What should I do next?”—we’ll be able to give you a piece of no-obligation advice.

At Bytnar, we help our clients design and execute their dream homes or investment projects.

If your building is falling apart, we can also help investigate the reasons behind it and provide you with an appropriate strategy, design, and specifications for repair.

Thank you again for listening.Please voice your opinions—I'm waiting for you on LinkedIn, and I want to hear from you.

See you next week.Bytnar Designs the World Around You.

Toodloo!

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Piotr Bytnar BEng (Hons) MSc CEng MIStructE

Chartered Structural Engineer who deals with the Architecture of buildings. His Master's Studies led him to an in-depth understanding of risk and contract arrangements in construction as well as specialist knowledge in soil mechanics.

He and his team help homeowners and property developers to design and deliver construction projects reducing waste in time and the cost. He believes that the construction project is an iterative process that can be well managed and it is best managed if all the aspects of the project definition and management are dealt with in-house or coordinated by one organisation. His team works to all stages of RIBA and ISTRUCTE stages of work and enables contractors to deliver projects on-site providing risk evaluations, methodologies for execution of works and temporary works designs.

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