Delivering utility connections on a new build housing development is one of the more predictable parts of house building, but one where mistakes are expensive. Each utility has its own lead times, costs, and technical requirements. Getting the coordination right keeps the programme on track and the costs within budget.
This guide is a complete checklist for a UK housing developer.
Feasibility Stage (12+ Months Before Site Start)
At feasibility, establish the utility landscape.
Which DNO and GDN serve the area.
Existing capacity of electricity and gas networks nearby.
Water company and availability of connection.
Telecoms providers active in the area.
Local authority utility requirements (minimum EV charger ratios, sustainable drainage).
Planning constraints affecting utility routes.
Budgetary estimate from each utility.
Initial enquiry to each utility for indicative capacity and cost.
Planning Stage (9-12 Months Before Site Start)
During the planning process:
Identify utility easements and wayleaves.
Confirm Heat Network Zoning implications.
Ensure planning conditions reflect utility provision needs.
Early engagement with the DNO on any substation or HV implications.
Consider sustainable drainage and its interaction with water connection.
Confirm EV charging requirements per local policy.
Plan utility routes to avoid planning objection (archaeology, ecology).
Detailed Design Stage (6-9 Months Before Site Start)
At detailed design:
Submit formal connection applications to each utility.
Get quotes for connection or self-lay.
Decide whether to self-lay or use incumbent network operator.
Decide which ICP or contractor to engage.
Decide whether to involve an IDNO or NAV for adoption.
Design internal distribution (from site entry to each dwelling).
Coordinate utility routes with other drainage and site services.
Specify meter locations in each dwelling.
Confirm heating solution (gas boiler, heat pump, heat network connection).
Confirm EV charger provision per dwelling.
Procurement Stage (3-6 Months Before Site Start)
Procurement activities:
Accept connection quotes from network operators.
Contract with ICP or self-lay contractor.
Secure adoption agreements with IDNO, NAV, or IGT if applicable.
Order meter equipment for early dwellings.
Confirm sequencing with main contractor programme.
Arrange site-wide NRSWA permits.
Obtain traffic management plans.
Confirm site access for utility vehicles.
Pre-Construction Stage (1-3 Months Before Site Start)
Before the first spade in the ground:
All utilities surveys complete (topographic, apparatus search, ground investigation).
All connection agreements signed.
All design approved.
Site access agreed.
Health and safety plans in place.
Coordination meetings with all utilities.
Provisional dates for energisation of substation.
Programme locked in with main contractor.
Site Start Stage
At site start:
Temporary builders supply installed (electricity to the site office and compound).
Water supply available for construction.
Temporary signage and access agreed.
Site waste management in place.
Coordination with any ongoing works in neighbouring streets.
During Construction
Throughout construction:
Monitor utility installation progress against programme.
Coordinate utility works with other trades.
Hold regular coordination meetings.
Manage changes to design or programme.
Keep records of as-built positions for future reference.
Test completed works before handover.
Pre-Occupation Stage
Before the first residents move in:
All dwelling connections completed.
All meters installed and commissioned.
All supplies energised.
Adoption of networks by IDNO/NAV/IGT (where applicable) completed.
Commissioning certificates for all connections.
Handover documentation prepared.
Customer information packs ready for buyers.
At Handover
At handover to residents:
Each dwelling has working utilities.
Each resident knows how to read their meters.
Each resident knows which energy supplier to set up accounts with.
Information on EV charger operation provided.
Information on any heat network or communal systems provided.
Emergency contact information for each utility provided.
Detailed Utility-by-Utility Checklist
Electricity
Connection application to DNO or IDNO for the new electricity supply.
Substation sizing and location.
LV network design.
Individual service connections.
Meter installation.
Energisation coordination.
EV charger supply provision.
Smart meter compatibility.
Gas (if fitted)
Connection application to GDN or IGT for the new gas connection.
Main gas connection design.
Service pipe to each dwelling.
Meter installation.
Commissioning.
Compliance with building regulations.
Handover to residents.
Note: for new builds from 2025, gas fitment is constrained by the Future Homes Standard. Many new developments are gas-free.
Water
Connection application to the water company.
Main water connection design.
Section 104 agreement for adoption of foul water.
Service pipe to each dwelling.
Water meter installation.
Commissioning and flushing.
Fire hydrant provision (if required).
Drainage
Sustainable drainage design.
Connection to public sewer.
Adoption agreement if public drainage.
Attenuation and flow control.
Pollution prevention.
Telecoms
Openreach connection.
Alternative providers (Virgin Media, Hyperoptic, City Fibre).
Service to each dwelling.
Local cabinet provision.
Planning for future upgrades.
EV Charging
7kW or 22kW charger per dwelling.
Sufficient electrical supply capacity.
Smart charging capability.
Compliance with Part S of Building Regulations.
Heat Network (if applicable)
Connection to external network.
Or internal heat network with heat pumps.
HIU in each dwelling.
Metering to each dwelling.
Compliance with CIBSE CP1.
Common Pitfalls on New Build Housing
Several issues come up repeatedly.
Underestimating lead times. Major electricity upgrades can take 9-12 months. Starting late delays the whole development.
Poor coordination. Utility routes clash with drainage, landscaping, or other trades.
Weak utility specification. Building to minimum without considering future growth.
Ignoring adoption. Not arranging IDNO/NAV/IGT adoption leaves the developer responsible for ongoing network costs.
Last-minute EV charger specification. Adding EV chargers late requires expensive upgrades, and there are proven tactics to reduce utility connection costs if you plan in time.
Heat network complexity. Treating heat networks as a standard connection when they are much more complex.
Poor coordination with planning. Utility changes require planning variations.
Typical Budget (per Dwelling)
For a standard 3-bed new build in 2026:
Electricity connection: £1,000 to £2,500.
Gas connection (if fitted): £800 to £1,800.
Water connection: £700 to £1,500.
Drainage connection: £500 to £1,500.
Telecoms connection: £100 to £400.
EV charger: £800 to £2,000.
Internal utility fit-out: £3,000 to £8,000.
Total: £7,000 to £17,500 per dwelling, depending on complexity.
Larger homes, remote sites, and complex ground conditions can push this higher.
Typical Programme
On a 100-home development:
Feasibility and design: 6-12 months.
Procurement and pre-site: 3-6 months.
Construction: 12-24 months (utility works phased with house building).
Commissioning and handover: 2-4 months.
Total: 18-36 months from feasibility to completion.
The Bottom Line
Utility connections on new build housing are a predictable but demanding part of the development programme. Success depends on early engagement with all utilities, thorough coordination with the main contractor, and detailed programme management through to handover. The developments that deliver well are the ones where utility connections were treated as a core part of the project from feasibility stage, not an afterthought. The ones that run into trouble are the ones that assumed utilities would just happen when needed. Plan ahead, engage early, and track progress rigorously.