CIL Charging Schedules – oneyear on from adoptionShropshire CIL from aDevelopment PerspectiveMark Sackett, Senior Director...
Shropshire CIL   How we got here    Main Features    Developer Engagement    Case Studies - Strategic Infrastructure ...
Shropshire Core Strategy - Sustainable              Urban Extensions    Shrewsbury West   South East Oswestry           ...
How we got here ... (1)   Shropshire Core Strategy - Examination    in November 2010   Evolving LDF Implementation Plan ...
How we got here ... (2)    Preliminary Draft Charging Schedule - January 2011    Rationale Background Paper      –   Rur...
Main Features ... (1)   CIL rate - market residential development only      –   Urban rate including urban extensions £40...
Main Features ... (2)   Shropshire Councils approach      –   Community emphasis      –   Simple and pragmatic      –   A...
Developer Engagement ... (1)    Starting point in January 2011 - £40/m2 urban;    £120/m2 rural    Historic S106 average...
Developer Engagement ... (2)   Developer Panel achievements:      –   Adjustment of the rural rate to £80/m2      –   Urb...
Developer Engagement ... (3)    Developer/landowner issues at    Examination      –   Rural rate differential - justifica...
Sustainable Urban Extensions ...                Case Studies (1)   Shrewsbury West      –   Mixed use      –   700 dwelli...
Sustainable Urban Extensions ...                Case Studies (2)    Shrewsbury West - CIL Infrastructure      –   A5 Junc...
Sustainable Urban Extensions ...                Case Studies (3)    South East Oswestry      –   Mixed use      –   750 d...
Sustainable Urban Extensions ...                Case Studies (4)    South East Oswestry - CIL Infrastructure      –   A5 ...
Sustainable Urban Extensions ...               Key Issues   S106 - potential scale of additional costs    Timing of deli...
Shropshire CIL in Operation ... (1)   5% Administration slice – implementation team    Government – meaningful proportio...
Shropshire CIL in Operation ... (2)   £700,000 received or secured so far    Mostly from smaller scale developments    ...
Shropshire CIL in Operation ... (3)   RPS experience in 2012      –   Generally smaller scale rural developments      –  ...
Shropshire CIL - Best Features   Positive developer engagement - consensus building    Cautious rate for majority urban ...
Shropshire CIL - Lessons that               can be learned ...There is a need for:    Thorough viability assessment of st...
Unresolved Issues in Shropshire   Disproportionate effect on Large Scale Residential    Schemes    Impact of non CIL dev...
RPS Planning & Development -               Concluding thoughtsWe are:    Applying our generally positive experience of th...
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CIL Charging Schedules- Mark Sackett, RTPI West Midlands CPD

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14th November 2012

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CIL Charging Schedules- Mark Sackett, RTPI West Midlands CPD

  1. 1. CIL Charging Schedules – oneyear on from adoptionShropshire CIL from aDevelopment PerspectiveMark Sackett, Senior Director 1
  2. 2. Shropshire CIL How we got here Main Features Developer Engagement Case Studies - Strategic Infrastructure Operational experience Unresolved issues 2
  3. 3. Shropshire Core Strategy - Sustainable Urban Extensions Shrewsbury West South East Oswestry 3
  4. 4. How we got here ... (1) Shropshire Core Strategy - Examination in November 2010 Evolving LDF Implementation Plan – Critical, Priority and Key infrastructure – Funding sources - S106, CIL or developer direct funding – Basis of Regulation 123 list of CIL qualifying infrastructure 18 Place Plans SPDs in preparation – Affordable Housing – Developer Contributions Core Strategy adopted February 2011 4
  5. 5. How we got here ... (2) Preliminary Draft Charging Schedule - January 2011 Rationale Background Paper – Rural sustainability - case for enhanced rate – Economic viability evidence by sectors – Geographical variation - urban/rural; local variation – Infrastructure and Funding Gap 3 Developer Panel meetings February to May 2011 Draft Charging Schedule - consultation March/April 2011 Statements of Common Ground Developer Contributions SPD adopted July 2011 CIL Examination - 27-28 July 2011 CIL adopted by Shropshire Council - November 2011 CIL operational - 1 January 2012 (Transition) 5
  6. 6. Main Features ... (1) CIL rate - market residential development only – Urban rate including urban extensions £40/m2 – Rural rate £80/m2 At least 90% captured for locality Place Plan area 10% available for Strategic Infrastructure Priorities for spending - reviewed annually CIL Regulation 123 List - published – Strategic infrastructure – Excluded matters for S106 obligations Instalments Policy 6
  7. 7. Main Features ... (2) Shropshire Councils approach – Community emphasis – Simple and pragmatic – Allows tailoring to sites through S106 – Higher Rural Rate - balanced approach 7
  8. 8. Developer Engagement ... (1) Starting point in January 2011 - £40/m2 urban; £120/m2 rural Historic S106 average contributions c. £40/m2 Developer issues: – £40/m2 broadly accepted – Scale of rural differential – Geographic limits to urban areas – Infrastructure list - whats not included? – Open space costs – Implications for strategic urban extensions 8
  9. 9. Developer Engagement ... (2) Developer Panel achievements: – Adjustment of the rural rate to £80/m2 – Urban area boundaries - areas of search for allocations – CIL infrastructure list to include: • education buildings provision; • formal recreation works and maintenance • strategic infrastructure - eg specific A5 junction improvements – Largely consensual position Mixed views on a flat rural rate 9
  10. 10. Developer Engagement ... (3) Developer/landowner issues at Examination – Rural rate differential - justification; geography – Uncertainty over total infrastructure cost burden/S106 additionality • transport contributions • large site informal open space costs – Timing and security over strategic infrastructure – Operation of the Instalments policy Inspectors approach - broadbrush 10
  11. 11. Sustainable Urban Extensions ... Case Studies (1) Shrewsbury West – Mixed use – 700 dwellings – 9ha of employment uses – Expanded local centre – Link road – Relocated Park & Ride 11
  12. 12. Sustainable Urban Extensions ... Case Studies (2) Shrewsbury West - CIL Infrastructure – A5 Junction improvement (Strategic) – Welshpool Road improvements – Formal recreation – Off-site education costs S106 Infrastructure/Development costs – Link road – Pedestrian/cycle crossings – Park & Ride relocation – Landscape buffers 12
  13. 13. Sustainable Urban Extensions ... Case Studies (3) South East Oswestry – Mixed use – 750 dwellings – 4 ha of employment uses – Local link road – Strategic open space/school site 13
  14. 14. Sustainable Urban Extensions ... Case Studies (4) South East Oswestry - CIL Infrastructure – A5 Junction improvement (Strategic) – A483/Maesbury Road junction (Strategic) – Formal recreation – On-site education costs S106 Infrastructure/Development costs – Local link road – Potential other junction improvements – Landscape buffers 14
  15. 15. Sustainable Urban Extensions ... Key Issues S106 - potential scale of additional costs Timing of delivery of CIL items Image courtesy of Nino Barbieri 15
  16. 16. Shropshire CIL in Operation ... (1) 5% Administration slice – implementation team Government – meaningful proportion for locality 90% of residual also for locality 10% of residual for strategic infrastructure 16
  17. 17. Shropshire CIL in Operation ... (2) £700,000 received or secured so far Mostly from smaller scale developments Mostly will be banked in Year 1 Oswestry and Shrewsbury Localities – strategic too Annual spending priority reviews 17
  18. 18. Shropshire CIL in Operation ... (3) RPS experience in 2012 – Generally smaller scale rural developments – Determination process expedited – Simple S106 for Affordable Housing Strategic Infrastructure funds raised so far ... 18
  19. 19. Shropshire CIL - Best Features Positive developer engagement - consensus building Cautious rate for majority urban development (not the maximum viable level) Rural rate generally set to incentivise communities while not deterring landowners and developers Specified Strategic Infrastructure Local capture for communities Very simple approach - limiting differential rates Works well for smaller scale projects 19
  20. 20. Shropshire CIL - Lessons that can be learned ...There is a need for: Thorough viability assessment of strategic sites before Preliminary Charging Schedules are prepared More time allowed to review the evidence and respond Earlier clarity on the CIL 123 List and implications for who pays for what Consideration of some differentiation between parts of rural Shropshire 20
  21. 21. Unresolved Issues in Shropshire Disproportionate effect on Large Scale Residential Schemes Impact of non CIL development on Regulation 123 infrastructure – Large retail and Class B schemes - no scope for S106 towards Regulation 123 list Residential schemes required to pay CIL and expected to resolve impacts on non Regulation 123 infrastructure through additional S106 Ensuring necessary flexibility over phasing CIL payments on large developments permitted first in outline 21
  22. 22. RPS Planning & Development - Concluding thoughtsWe are: Applying our generally positive experience of the Shropshire CIL to other Local Authority areas Seeking early engagement with CIL raising authorities Advising clients on the need for specific viability and infrastructure discussions on larger scale development allocations 22

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