1. Market appraisal

1.1 Increased demand for electric vehicles (EV) leading up to 1st April 2021 led to an increase in sites of EV charge points (EVCPs) compared to previous years. Pre-2019 any EVCPs were largely located in the South of England with mainly slow chargers and restricted to particular models of car.

1.2 Between 2019 and 2021 there was a relative surge in EVCP growth heavily impacted by rising EV sales and substantial private investment. Major roll outs of rapid chargers on locations like A roads or popular destination centres took off as some drivers shifted from traditional internal combustion engine vehicles to EVs or hybrids.

1.3 Growth did slow during 2020 due to the pandemic however by 1st April 2021, many vehicle manufacturers had committed to developing new EV models or phasing out non EVs in later years.

1.4 However despite the relative growth in EVCPs from 2015 to 2021, demand for non EVs and traditionally fuelled vehicles was still highly significant in comparison. Whilst the EV market was developing, and therefore sites of EVCPs, it was still considered to be in its infancy in 2021. 

2. Changes from the last practice note

This is the first practice note written for this class.

3. Ratepayer discussions

Discussions have been held with a consortium of the largest operators of EV charge points. Following these discussions a valuation scheme has been agreed and is set out in section 4. 

4. Valuation scheme

4.1 Sites of EVCP bays

The majority of hereditaments valued using the scheme will be those charging bays which have normally been separately occupied in the car park of an existing hereditament. The scheme is based upon an analysis of a large basket of rental evidence for charging bays occupied in a range of host hereditaments and geographical areas. Location and nearby amenities are key to influencing value.

It is the charging bays that are valued based upon their number and both the type and geographical location of the host property.

Selecting the relevant sub location code from the table and ensuring the correct number of charging bays are key to determining an accurate valuation.

4.1.1 Each category and sub location code will reflect various location and host hereditament settings. The category and relevant sub location code selected should reflect the location of the car park the charging bays are located in. For example, charging bays in a shared prime retail car park would be EVC2, whereas if solely in the car park of a pub, but one that is located on a retail park, EVC4 would apply assuming the charging bays are within the demise of the pub car park.

4.1.2 The descriptions are not exhaustive but a guide to typical destination and settings where charging bays are located in the car park of another hereditament. Key indicators of value for different locations include aspects such as proximity to catering or retail facilities and whether in a prime, secondary or tertiary location. Valuer judgement may be required if a particular location or setting is not listed and the Transport Class Coordination Team is available for assistance.

EVC1 / PRIME — examples include motorway service areas. Note that a flat rate irrespective of location is applied.

EVC2 / EXCELLENT — examples include prime retail and leisure parks, food and beverage destinations on strategic road networks, supermarkets, EV forecourts or hubs.

EVC3 / VERY GOOD — examples include food and beverage destinations with limited facilities, less prime or smaller retail or leisure parks, petrol filling stations, gyms, garden centres, convenience or food stores, prime hotels, prime car parks such as, city centre multi storey or factory outlet villages.

EVC4 / GOOD — examples include pubs, restaurants, less prime hotel or convenience stores, car showrooms, industrial or science parks, leisure attractions, theme parks, historical visitor attractions.

EVC5 / ABOVE AVERAGE — examples include local authority type premises such as, leisure centres or park and ride facilities. And also farm shops and vineyards.

EVC6 / AVERAGE — examples include local authority pay and display car parks, village halls, community centres, universities and hospitals.

The values adopted are a price per charging bay so for example, a site of four charging bays in a prime retail park in Manchester would be sub location EVC2 (EXCELLENT) with an RV based on four bays x £1,150 = £4,600.

Sub location code	Category	Inner London	South East and Outer London	Major Urban Centres*	All other areas
EVC1	PRIME	£1,800	£1,800	£1,800	£1,800
EVC2	EXCELLENT	£1,400	£1,300	£1,150	£1,100
EVC3	VERY GOOD	£1,100	£1,000	£950	£900
EVC4	GOOD	£700	£650	£550	£500
EVC5	ABOVE AVERAGE	£350	£300	£250	£200
EVC6	AVERAGE	£200	£180	£160	£140

*Major urban centres — these are for charging bay sites in Birmingham, Nottingham, Leicester, Coventry, Manchester, Liverpool, Leeds, Sheffield, Newcastle, Bristol, Plymouth, Cardiff and Swansea.

4.2 EV hubs or forecourts

Advice should be sought from the Transport Class Coordination Team on the valuation approach to EV hubs or forecourts, particularly those with additional facilities such valeting, retail or catering.

4.3 Plant and machinery

Any associated plant and machinery used mainly or exclusively for EVCPs is fully excepted from value until 31st March 2035. This follows The Valuation for Rating (Plant and Machinery) (England) (Amendment) Regulations 2022) and applies to EVCP related plant and machinery used for power storage, transformation, and transmission.

4.4 EVCP bays operated by an existing hereditament not requiring a new entry into the list

As per the EVCP rating manual entry, where charging bays are deemed part of an existing hereditament, whether the addition of such bays suggests a change in the rateable value of that hereditament will depend on the individual circumstances. Respective class coordination teams should be consulted if guidance is required.

1. Market appraisal

1.1 Between 2021 and 2024 numbers of UK electric vehicle charging points (EVCPs), increased significantly from a limited number mainly in the South to a high speed national network. Public charge points almost doubled from just under 30,000 in late 2021 to over 53,000 by the start of 2024, rising to almost 74,000 by the end of the year.

1.2 2024 saw a large increase in the deployment of ultra rapid chargers with many located at dedicated EVCP hubs or forecourts which also grew in number. However the vast majority of EVCPs were added to hereditaments either by existing occupiers to their property, or via third party EVCP operators, occupying land from an existing host landlord.

1.3. Charging prices had stabilised following spikes in the cost of energy in previous years albeit public charging remained significantly more expensive than home charging.

2. Changes from the last practice note

The market appraisal section has been updated along with the valuation scheme.

3. Ratepayer discussions

Discussions have been held with a consortium of the largest operators of EV charge points. Following these discussions, a valuation scheme has been agreed and is set out in section 4. 

4. Valuation scheme

4.1 Sites of EVCP bays

The majority of hereditaments valued using the scheme will be those charging bays which have normally been separately occupied in the car park of an existing hereditament. The scheme is based upon an analysis of a large basket of rental evidence for charging bays occupied in a range of host hereditaments and geographical areas. Location and nearby amenities are key to influencing value.

It is the charging bays that are valued based upon their number and both the type and geographical location of the host property.

Selecting the relevant sub location code from the table and ensuring the correct number of charging bays are key to determining an accurate valuation.

4.1.1 Each category and sub location code will reflect various location and host hereditament settings. The category and relevant sub location code selected should reflect the location of the car park the charging bays are located in. For example, charging bays in a shared prime retail car park would be EVC2, whereas if solely in the car park of a pub, but one that is located on a retail park, EVC4 would apply assuming the charging bays are within the demise of the pub car park.

4.1.2 The descriptions are not exhaustive but a guide to typical destination and settings where charging bays will be located in the car park of another hereditament. Key indicators of value for different locations include aspects such as proximity to catering or retail facilities and whether in a prime, secondary or tertiary location. Valuer judgement may be required if a particular location or setting is not listed and the Transport Class Coordination Team is available for assistance.

EVC1 / PRIME — examples include motorway service areas. Note that a flat rate irrespective of location is applied.

EVC2 / EXCELLENT — examples include prime retail and leisure parks, food and beverage destinations on strategic road networks, supermarkets, EV forecourts or hubs.

EVC3 / VERY GOOD — examples include food and beverage destinations with limited facilities, less prime or smaller retail or leisure parks, petrol filling stations, gyms, garden centres, convenience or food stores, prime hotels, prime car parks such as, city centre multi storey or factory outlet villages.

EVC4 / GOOD — examples include pubs, restaurants, less prime hotel or convenience stores, car showrooms, industrial or science parks, leisure attractions, theme parks, historical visitor attractions.

EVC5 / ABOVE AVERAGE — examples include local authority type premises such as, leisure centres or park and ride facilities. And also farm shops and vineyards.

EVC6 / AVERAGE — examples include local authority pay and display car parks, village halls, community centres, universities and hospitals.

The values adopted are a price per charging bay so for example, a site of four charging bays in a prime retail park in Manchester would be sub location EVC2 (EXCELLENT) with an RV based on four charging bays x £1,500 = £6,000.

Sub location code	Category	Inner London	South East/Outer London	Major Urban Centres*	All other areas
EVC1	PRIME	£2,000	£2,000	£2,000	£2,000
EVC2	EXCELLENT	£1,800	£1,600	£1,500	£1,400
EVC3	VERY GOOD	£1,400	£1,300	£1,200	£1,100
EVC4	GOOD	£900	£825	£750	£650
EVC5	ABOVE AVERAGE	£450	£400	£350	£300
EVC6	AVERAGE	£250	£225	£200	£175

*Major Urban Centres — these are for charging bay sites in Birmingham, Nottingham, Leicester, Coventry, Manchester, Liverpool, Leeds, Sheffield, Newcastle, Bristol, Plymouth, Cardiff and Swansea.

4.2 EV hubs or forecourts

Advice should be sought from the Transport Class Coordination Team on the valuation approach to EV hubs or forecourts, particularly those with additional facilities such valeting, retail or catering.

4.3 Plant and machinery

Any associated plant and machinery used mainly or exclusively for EVCPs is fully exempt until 31st March 2035. This follows The Valuation for Rating (Plant and Machinery) (England) (Amendment) Regulations 2022) and applies to EVCP related plant and machinery used for power storage, transformation, and transmission.

4.4 EVCP bays operated by an existing hereditament not requiring a new entry into the list

As per the EVCP rating manual entry, where charging bays are deemed part of an existing hereditament, whether the addition of such bays should result in a change to the rateable value of that hereditament will depend on the individual circumstances. The respective class coordination teams should be consulted if guidance is required.