cil rate setting

Community Infrastructure Levy

Rate Setting

July 2014

Context

The Funding Pie

The levy cannot be expected to pay for all of the infrastructure required:

• 5-10%

• Consider CIL as just one small part of a more complex blend of funding.

Local Gov-ernment Grants

CILs106

Business Rate Retention

Capital reciepts

Borrowing

Regional Growth Fund

Value

The proportional impact of CIL on development viability

£10/ sq m variance in CIL rate 10% variance in build costs 10% variance in sales values1

6

11

16

21

26

31

36

Preparatory work

Getting started

Developing a Working Hypothesis

What might the schedule of rates

look like in your area?

Charging Authority:_________________________

Development Type/ scale

Area 1_______________

Area 2_______________

Area 3_______________

Area 4_______________

Type 1 £ £ £ £

Type 2£ £ £ £

Type 3£ £ £ £

Type 1, Scale A £ £ £ £

£ £ £ £

£ £ £ £

Simplicity v Complexity

Simplicity

• single rate (?)

• requires minimal evidence

• need to set near the lowest value use / area (an opportunity cost?)

Complexity

• differential rate (probably) optimises income for infrastructure

• “Progressive”: the most profitable developments pay more

• too complex may be off-putting and awkward to operate

• too complex likely to require greater justification through evidence.

Differential vs Single Rate

Use / Area A Use / Area B Use / Area C

CIL Viability levels

Differential Rate 2income (£/time)

Single Rate income (£/time)

Differential Rate 1 income (£/time)

Workshop

Format and considerations

• Hosted by project sponsor

• With or without members depending on level of knowledge

• Viability advisor in attendance

• CIL income projection model linked to charging schedule

• A buffer of around 25% below maximum CIL rates

• How do changes in CIL rates effect income

CIL Income Projections

Maximum CIL Rates

Summary

Summary

• Direct the viability work using your own local knowledge.

• You are required to involve developers prior to the publication of draft rates

• Use a rate setting workshop that brings together viability and projected income to reach an optimal solution

Questions

www.CILknowledge.com