Zoning regulations
The zoning regulations
The regulations will turn the Energy Act 2023's zoning powers into working rules. Until they are in force, no zone can be designated and no building can be required to connect.
PendingNot yet laid before Parliament
The January 2026 government response expected the regulations to be laid in spring 2026, subject to parliamentary time. At our last check nothing had been laid: no draft or made zoning regulations appear on legislation.gov.uk or Parliament's statutory instruments tracker, and in October 2026 the energy minister still described them as yet to go live.
Checked 8 November 2026. Source: The role of heat networks in the energy transition (GOV.UK speech by the energy minister, 22 Oct 2026)
Timetable
How the policy got here
| Item | Position | Status |
|---|---|---|
| First zoning consultation | Ran from 8 October to 19 November 2021; government response published 16 June 20228 October 2021 · Proposals for heat network zoning, 2021 consultation (GOV.UK) | In force |
| Legal powers for heat network zones | Energy Act 2023, Part 8, Chapter 2 (sections 226 to 237)The Act gives the government powers to create heat network zones in England. It became law on 26 October 2023, but zoning cannot work until regulations are made under it.26 October 2023 · Energy Act 2023, Part 8, Chapter 2: heat network zones (legislation.gov.uk) | In force |
| Second zoning consultation | Published 18 December 2023, closed 26 February 202418 December 2023 · Proposals for heat network zoning 2023 (GOV.UK consultation) | In force |
| Government response on zoning | Published 21 January 2026Sets out the policy design: which buildings must connect, exemptions, penalties and the roles of each body.21 January 2026 · Proposals for heat network zoning: government response (DESNZ, Jan 2026) | Announced |
| Heat network zoning regulations | Not yet laid before ParliamentThe January 2026 government response expected the regulations to be laid in spring 2026, subject to parliamentary time. At our last check nothing had been laid: no draft or made zoning regulations appear on legislation.gov.uk or Parliament's statutory instruments tracker, and in October 2026 the energy minister still described them as yet to go live.Expected 2026–27 · The role of heat networks in the energy transition (GOV.UK speech by the energy minister, 22 Oct 2026) | Pending |
Policy, pending
Which buildings could be required to connect
These are the categories in the January 2026 government response. They become law only when the regulations are made, and could still change.
| Item | Position | Status |
|---|---|---|
| New buildings | New buildings that receive planning permission after the zone is designatedProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Buildings with communal heating | Existing buildings with communal heating, both domestic and non-domesticProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Large existing non-domestic buildings | Existing non-domestic buildings with a wet heating system and average heat demand above 100 MWh a yearWhere metered data is missing, demand will be estimated using energy-density benchmarks for the building's use type.Proposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| When a building can be required to connect | Only when the zone developer asks for it and the zone coordination body is confident the building can be connected in timeProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Individual homes | Existing individually heated homes are not required to connectProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Crown buildings | Not covered: zoning law does not apply to bodies with Crown statusThe government says it is exploring legislative changes that could bring Crown bodies in later.Proposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Campus energy centres | Government intends to extend the requirement to buildings containing an energy centre that supplies a campus networkProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
Policy, pending
The notice process
| Item | Position | Status |
|---|---|---|
| Issuing a connection notice | The zone coordination body issues the notice within 2 weeks of the zone developer's requestProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Agreement phase | At least 6 months from receiving the noticeIn this time you either agree a connection date with the zone developer or apply for a temporary exemption.Proposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Connection window | At least 12 months longThe window can run at the same time as the 6-month agreement phase.Proposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Temporary exemptions | Up to 2 years from the end of the proposed connection windowProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Paying for connection | When zoning launches, a building required to connect cannot be made to pay a connection fee; connection costs will be negotiated commerciallyGovernment found that the Energy Act 2023 does not give developers power to charge a connection fee to buildings required to connect, and intends to fix this through new primary legislation. Until then it expects few connection notices to be issued. Planned caps once the law changes: no up-front charge for domestic buildings with existing communal heating, the up-front cost of a building-scale heat pump for new buildings, and a level still to be confirmed for non-domestic buildings.Proposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
Policy, pending
Grounds for exemption
| Item | Position | Status |
|---|---|---|
| Exemption: existing low-carbon heating | Existing low-carbon heating with an expected lifespan of more than 2 yearsProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Exemption: legal or contractual barriers | Legal or contractual requirements that prevent connection, such as restrictive covenants or lease termsProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Exemption: building safety remediation | Fire-safety cladding or other building safety remediation worksProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Exemption: permanent physical barriers | Permanent physical features, such as the structure or ground conditions, that make connection impossibleProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Exemption: technical incompatibility | Enduring technical incompatibility that cannot be fixed without significant cost, such as direct electric heatingProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Exemption: conservation | Conservation requirements, such as listed status, where connection is impossible or disproportionately costlyProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
Policy, pending
Penalties
| Item | Position | Status |
|---|---|---|
| Maximum penalty | Up to £1 million or 10% of annual turnover, whichever is higherThis is proposed policy. Fixed penalties are also planned. The figures are not yet in regulations.Proposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Appeals against penalties | Appeals to be lodged within 28 daysProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
Policy, pending
Who does what
| Item | Position | Status |
|---|---|---|
| Heat Network Zoning Authority | Sits within DESNZ at first, then moves to the Warm Homes Agency once that is set upProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Zone coordination bodies | Set up by local government; the zoning authority can step in if councils cannot agree within 28 daysProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Zone developers | Appointed through competition, with exclusive rights to develop a heat network in the zone delivery areaProposals for heat network zoning: government response (DESNZ, Jan 2026) | Pending |
| Zone developer design stage | Estimated to last 12 to 18 months once a single zone developer is selectedAfter this stage the developer must give the zone coordination body a pricing schedule for consumers in the zone.Heat network zoning consultation 2023: summary of government response (GOV.UK, Jan 2026) | Pending |
Designation
Zones designated so far
| Item | Position | Status |
|---|---|---|
| Heat network zones designated | None yetNo zone can be formally designated until the zoning regulations are in force.After regulations · The role of heat networks in the energy transition (GOV.UK speech by the energy minister, 22 Oct 2026) | Not yet |
| Support after the regulations go live | At least 10 of the biggest English towns and cities to get government support to set up zones soon after the zoning regulations go live22 October 2026 · The role of heat networks in the energy transition (GOV.UK speech by the energy minister, 22 Oct 2026) | Announced |
| Call for zone opportunity areas | Local authorities invited to submit zone opportunity areas by 29 May 202630 March 2026 · Heat Networks Delivery Unit (GOV.UK) | Announced |
Elsewhere
Scotland and Wales
These regulations will apply in England only. Scotland has its own zoning law under the Heat Networks (Scotland) Act 2021, and Wales has no zoning regime. How the three compare.