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Parish and Town Council Annual Forum 27 th January 2014 The Leeds Community Infrastructure Levy

Parish and Town Council Annual Forum 27 th January 2014 The Leeds Community Infrastructure Levy. Overview of the Community Infrastructure Levy.

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Parish and Town Council Annual Forum 27 th January 2014 The Leeds Community Infrastructure Levy

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  1. Parish and Town Council Annual Forum 27th January 2014 The Leeds Community Infrastructure Levy

  2. Overview of the Community Infrastructure Levy • A non-negotiable charge on new buildings in £s per square metre. A building becomes liable on the granting of planning permission and the CIL is paid when it commences on site. • Charged on most buildings/extensions over 100 sqm, and dwellings of any size. Not charged on charities or affordable housing, householder extensions, or change of use / demolition and rebuild. Not charged on development by publicly funded or not for profit organisations. • Current Section 106 tariff regime to be scaled back but S106s still to be used for affordable housing and on-site mitigation. • The CIL has to be spent on infrastructure which supports new growth. • The CIL can also be paid through passing over of land/infrastructure. • Rate should ‘not put development at serious risk’ – ‘an appropriate balance’ between delivering infrastructure and impact on viability • Rates have to be justified only by viability evidence and tested through public examination. Rates can’t be based on e.g. where we may want to discourage housing, or regeneration area boundaries • A range of rates proposed in Leeds based on location and/or use.

  3. NORTH: £90 per sqm INNER / CITY CENTRE: £5 per sqm SOUTH: £45 per sqm OUTER: £23 per sqm

  4. Also propose an ‘Instalments Policy’ which allows larger schemes to phase their payments over two years. All CIL payments must be made in set time periods from the start on site (not linked to triggers as often done for S106s e.g. after built the xxth house). • Consulted in late 2013 on the Draft Charging Schedule and received 41 representations. There are some outstanding objections to the rates, with proposals for them to be lower or higher. Expecting the CIL examination to follow on from the final Core Strategy hearings in May 2014. Aiming to adopt the CIL in late 2014.

  5. The ‘funding gap’ in Leeds • New housing could generate £3m CIL annually, increasing to £7m - £12m (lower at first due to most developments starting on site in early years already having permission granted prior to the CIL system). • Non-residential floorspace could bring in £1.75m CILannually. • Therefore it is clear that the CIL is only a very modest contributor to the overall infrastructure costs across the District. The CIL is part of the wider funding package and not the only solution. • Remember that at present the current S106 regime also does not cover the full infrastructure costs of new development; average current S106 receipts of £3.5m per year (excluding affordable housing). Some S106 income will also continue to be received alongside the CIL.

  6. The Draft Regulation 123 List • Regulation 123 only allows for up to five S106s to be pooled towards a specific infrastructure project or type of infrastructure. • Reg123 requires the Council to set out a list of those projects or types of infrastructure that it intends will be, or may be, wholly or partly funded by the CIL. • The Council’s CIL income can only be spent on infrastructure identified on the List and a S106 contribution cannot be made towards an item on it. • Annual review is recommended with changes justified and consulted on. • The R123 List does not identify spending priorities or apportionment of the CIL, and does not signify a commitment from the Council to fund the projects listed.

  7. Ongoing use of S106 Agreements • Affordable housing • Employment and skills agreements e.g. local employment or apprentice contracts • Site specific matters needed to make the development acceptable in planning terms, including: • New bus connections or services and cycle/pedestrian routes and connections if directly required by the development • Local junction / highways improvements and access into the site • Metrocards, travel plans and co-ordinator posts • Primary schools/extensions as a direct result of large sites or groups of up to five sites identified in the Site Allocations Plan • On-site greenspace and public realm improvements where this is required as a direct result of an adjacent development • On-site drainage and flooding solutions • On site sustainable energy requirements • The Site Allocations Plan and neighbourhood plans will also consider which large sites may require significant on site facilities and be of sufficient scale to fund these through S106s as well as paying the CIL.

  8. Spending decisions and Town/Parish Councils • The ‘MEANINGFUL PROPORTION’ is a requirement of the CIL Regulations: • If there is an adopted neighbourhood plan at the time that permission is granted for development within a parish, the town/parish council will receive 25% of that CIL. • If there is no adopted neighbourhood plan, the parish will receive 15% of the CIL from development in that parish. In addition, this will be capped at £100 per year per existing dwelling in the parish. • Regulation 59C states that “a local council must use CIL receipts passed to it… to support the development of the local council’s area, or any part of that area, by funding (a) the provision, improvement, replacement, operation or maintenance of infrastructure; or (b) anything else that is concerned with addressing the demands that development places on an area.” • The parish council has to produce an annual report on spending. • The City Council aims to work closely with parishes in helping to identify spending priorities, with a clear link with neighbourhood planning. There has to be a balance between using the CIL for strategic and local infrastructure and note that the CIL is not the only source of funding for local infrastructure projects. No decisions have yet been made on any further local ringfencing.

  9. Examples of CIL Payments to Parishes Although new development sites have not yet been allocated, below are two examples of the CIL which would be received if particular sites came forwards. Collingham example – smaller amber site developed = 104 houses Minus 35% affordable housing (does not pay CIL) = 67 houses for CIL. 67 x 88 sqm (average 3 bed) x CIL @ £90 psm = £530,640 total CIL. If n’hood plan = 25% to parish = £132,660 If no n’hood plan = 15% = £79,596 (may be capped per year) Payment in instalments: 3/6/12/24 months after commencement. Drighlington example – green sites all developed = 203 houses Minus 15% affordable housing = 172 houses for CIL. 172 x 88 sqm x CIL @ £45 psm = £681,120 total CIL. If n’hood plan = 25% to parish = £170,280 If no n’hood plan = 15% = £102,168 (may be capped per year) Payment in instalments: range of site sizes so from 3 - 18 months after commencement of each site. PARISHES SHOULD THINK ABOUT THESE KINDS OF CALCULATIONS IN IDENTIFYING INFRASTRUCTURE PRIORITIES AND NEIGHBOURHOOD PLANNING.

  10. Any Questions? Lora Hughes Forward Planning and Implementationlora.hughes@leeds.gov.uk

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