CIL: The fundamentals
- 1. Community Infrastructure Levy The fundamentals
- 2. Not started, 69 Adopted CIL, PDCS, 13 Examination, 14 12 DCS, 9 Not establishing CIL, 6 CIL Status INVOLVEMENT OF COUNTY COUNCILS IN CIL 6 8 4 2 5 6 3 9 4 2 9 5 LEP involved Involvement in Regulation 123 List Involvement in CIL rates Involvement in Viabililty YES NO NOT DIRECTLY/ LIMITED Response to questions COUNTY COUNCILS' PLANS IN PLACE REGARDING CIL 2 6 11 5 8 8 5 9 7 1 2 Plans in place for reporting CIL expenditure Plans in place for expenditure of Community fund/ neighbourhoods fund Plans in place for changing S106 negitiations methods Plans in place for transferring CIL funding LIMITED UNDER WAY NOT YET YES
- 3. The Basics • The Community Infrastructure Levy (CIL) was introduced in 2010. • It allows local authorities in England and Wales to raise funds from developers undertaking new building projects in their area. • The money can be used to fund a wide range of infrastructure that is needed to support the development of the area. • CIL will be charged through the Planning process • CIL is payable by the developer on commencement of development • A proportion of CIL raised in a neighbourhood will be reinvested in that neighbourhood
- 4. Planning Obligations (Site specific negotiations) Community Infrastructure Levy (Charging Schedule) Scope What Type of Infrastructure can it support? Only items justifiable within the 3 legal tests: a) necessary to make the development acceptable in planning terms b) directly related to the development c) fairly and reasonably related in scale and kind to the development All infrastructure necessary to support development of the area Can it be used to secure Affordable Housing? Yes - use to prescribe a proportion of affordable housing contributions No Geographic Application Site specific impacts that may or may not reach beyond the ‘red line’ Must cover whole Planning Authority Area with no exceptions (room for differential rates) What types of development are eligible to pay CIL? All development (but the time consuming nature of the process means only the largest are charged) Any development over 100m2 Building that people would normally go into. (some further exemptions existing for charities and social housing) Eligibility of Capital & Revenue Capital & Revenue both eligible (Revenue for maintenance & agreed revenue items) Provision, improvement, replacement, operation or maintenance of new and existing infrastructure Can the money be pooled? Not for long. After April 2015 you will not be able to pool more than 5 obligations CIL is effectively a pooling mechanism with complete flexibility over spending priorities Once the money is collected how easy is to change what it is spent on? Items agreed within the s106 Agreement (this is often inflexible). It cannot be spend on items identified for CIL investment CIL can be spent on any infrastructure. Authorities need to set out the items they intend to fund using CIL in a Reg 123 list. Setting Charging Levels Is there a need to establish a list of Infrastructure requirements The authority needs to justify s106 is necessary based on the 3 legal tests (as above). A Planning Obligations SPD is required (or as a position statement on their use for Examination) Yes. Need costed infrastructure list to prove local need (there is no emphasis on prioritisation at the evidence gathering stage and explicit recognition that the list will change over time) Setting differential rates Negotiated proposal taking each development on its merits Differences in rates should only relate to viability for • different zones • different uses • scale of development Charging Units Flexible Per m2 of additional floor space only (all uses) Testing Viability Case by case basis (leaving room for negotiation during pre-application discussion) Viability is tested at a borough-wide level at the evidence gather stage, then CIL payments are mandatory
- 5. What is Eligible to pay CIL A development that creates net additional floor space, where the gross internal area of new build exceeds 100 square metres and new houses or flats CIL will not be payable on: • most householder extensions • houses, flats, residential annexes and residential extensions which are built by ‘self builders’ (see Regulations 42A, 42B, 54A and 54B, inserted by the 2014 Regulations) • social housing that meets the relief criteria set out in Regulation 49 or 49A (as amended by the 2014 Regulations)
- 6. What is Eligible to pay CIL CIL will not be payable on: • charitable development that meets the relief criteria set out in Regulations 43 to 48 • buildings into which people do not normally go (see Regulation 5(2)) • buildings into which people go only intermittently for the purpose of inspecting or maintaining fixed plant or machinery (see Regulation 5(2)) • structures which are not buildings, such as pylons and wind turbines • specified types of development which the Council has decided should be subject to a ‘zero’ rate based on local viability evidence, and specified as such in this charging schedule • vacant buildings brought back into the same use (see Regulation 40 as amended by the 2014 Regulations)
- 7. What is Eligible to pay CIL CIL will not be payable: • Where the levy liability is calculated to be less than £50, the chargeable amount is deemed to be zero so no levy is due. • On Mezzanine floors of less than 200 square metres, inserted into an existing building, are not liable for the levy unless they form part of a wider planning permission that seeks to provide other works as well.
- 8. Why CIL 1. CIL can increase funding for your local infrastructure priorities 2. CIL ensures the widest range of developers make a fair contribution 3. CIL helps with planning cash flow 4. CIL provide flexibility on spending priorities and timing 5. CIL’s transparency & speed of negotiations reduces developers’ risk and could encourage development in difficult economic conditions 6. Initial investment to create charging schedule can lead to reduced management costs for the Charging Authority going forward 7. Your ability to pool s106 will be severely limited from April 2015
- 13. Regulations The Planning Act 2008 Part 11 (sections 205-225) Purposes of CIL – broad framework of CIL – plus some detail on charging schedule examination, charities, charging authorities... The Localism Act 2011 Chapter 2 (sections 114-116b) Approval of Charging schedules, Examiners comments, Use of CIL, Duty to pass to others, use of CIL outside of the charging area The CIL Regulations 2010, 2011, 2012, 2014 regs Scope of CIL – liable parties – collection – enforcement – definitions – monitoring – procedures – exemptions and exceptions – alterations to Section 106… CLG Statutory Guidance 2014 (note the CIL overview document and CIL Relief document are non-statutory)
Editor's Notes
- #5: Set out the main differences between the two systems. Note that we will come back to this later
- #6: The three key lessons identified from our work with councils across the country related to infrastructure planning are: It is still a relatively minor component of a CIL examination – Whilst the regulations and guidance may have been updated to place a greater emphasis on the examiner still only tends to dedicate 2-3 paragraphs to the infrastructure planning in the examination report. All councils have an infrastructure funding gap Greater emphasis on CIL vs S106 – Settling on the correct approach between CIL and S106 remains the greatest challenge for councils
- #7: The three key lessons identified from our work with councils across the country related to infrastructure planning are: It is still a relatively minor component of a CIL examination – Whilst the regulations and guidance may have been updated to place a greater emphasis on the examiner still only tends to dedicate 2-3 paragraphs to the infrastructure planning in the examination report. All councils have an infrastructure funding gap Greater emphasis on CIL vs S106 – Settling on the correct approach between CIL and S106 remains the greatest challenge for councils
- #8: The three key lessons identified from our work with councils across the country related to infrastructure planning are: It is still a relatively minor component of a CIL examination – Whilst the regulations and guidance may have been updated to place a greater emphasis on the examiner still only tends to dedicate 2-3 paragraphs to the infrastructure planning in the examination report. All councils have an infrastructure funding gap Greater emphasis on CIL vs S106 – Settling on the correct approach between CIL and S106 remains the greatest challenge for councils
- #9: The three key lessons identified from our work with councils across the country related to infrastructure planning are: It is still a relatively minor component of a CIL examination – Whilst the regulations and guidance may have been updated to place a greater emphasis on the examiner still only tends to dedicate 2-3 paragraphs to the infrastructure planning in the examination report. All councils have an infrastructure funding gap Greater emphasis on CIL vs S106 – Settling on the correct approach between CIL and S106 remains the greatest challenge for councils
- #10: The following four slides provide information on the infrastructure evidence that four councils have prepared to take them through a successful CIL examination. On this slide you can see that Lambeth could demonstrate a total cost of infrastructure of £533m for the 5-year period 2013-2017 and were projecting £22m (or 4% of the total cost) income form CIL during the same period
- #11: On this slide you can see that Bedford could demonstrate a total cost of infrastructure of £194m for the 10-year period 2011-2021 and were projecting £12m (or 6% of the total cost) income form CIL during the same period
- #12: On this slide you can see that Bristol could demonstrate a total cost of infrastructure of £641m for the 7-year period 2011-2018 and were projecting £13.5m (or 2% of the total cost) income form CIL during the same period
- #13: On this slide you can see that Wiltshire could demonstrate a total cost of infrastructure of £308m for the 15-year period 2011-2026 and were projecting £57m (or 18% of the total cost) income form CIL during the same period