Making CIL Work – Wokingham Borough Council Experience Brendan Troy Service Manager - Community Infrastructure Delivery E: T:

CIL Implementation in WBC Regional Context WBC CIL Rates Route to WBC Rates CIL Administration in WBC CIL Governance in WBC CIL and Strategic Delivery Location (SDL) Infrastructure Delivery Governance of the CIL ‘Topslice’ in WBC

Regional Context

Adopted WBC CIL Rates Adopted 6 th April 2015 Highest residential rate outside London Headline - residential - £365 SqM – outside SDLs Development Strategy - 4 SDL’s –Arborfield 3500 houses - £365/sq.m –North Wokingham 1500 houses - £340/sq.m –South Wokingham 2500 houses - £320/sq.m –Shinfield (SM4) 2500 houses - £300/sq.m Sheltered housing, residential institutions and retail outside town/district centres

Route to SDL Rates Core Strategy Change of direction – comprehensive not incremental development - Masterplan SPD for the 4 SDLs Over-arching Infrastructure SPD and individual IDP for each SDL Concerns about the pooling restriction - Strategic large scale infrastructure would stop unless we had CIL Consulted development industry Council left with little choice but to pursue a CIL- focused strategy

Track record of Delivery Formed dedicated Delivery Team and governance structures to progress the SDLs Strong track record of delivery over last 3-5 years –Planning – feasibility studies for 3 relief roads –Acquired Farm for sports hub –LSIF for Eastern Relief Road (delivered 2016/17), £24m Local Growth Fund –Built 3 new schools 2012/13, secondary school 2016/17

Role of CIL - WBC Strategic Transport infrastructure –South Wokingham Distributor Road (including Road over Rail Bridge) –Replacement railway bridges Primary and Secondary Education Suitable Alternative Natural Greenspace (SANG) Indoor & Outdoor Sport Facilities Community Centres / Halls / Libraries Health Centre / GP Surgeries / Emergency Services

Role of S106 - WBC Section 106 agreements cover the following: Affordable Housing; Strategic Access and Management Monitoring (SAMM); Enabling works; site access junctions; Travel Plans; Fire hydrants In addition, within the SDLs: - Land for the provision of Transport Infrastructure, Education Infrastructure, Green Infrastructure, and Community/Social Infrastructure - On-site and off-site delivery of Suitable Alternative Greenspaces (SANG) - Amenity open space and play areas

CIL to Date Income - £90k Demand Notices - £150k Liability Notices - £540k Consented a further 1,620 dwellings subject to S106 Agreement – potential £37m (circa) Reliefs - £1.9m

CIL and S106 Team Structure Head of SDL Delivery – Mark Cupit Service Manager – Community Infrastructure Delivery – Brendan Troy Resources Manager Project Delivery Accountant CIL / S106 Monitoring Officer

CIL Administration in WBC Business support – Identify CIL liable applications, upload forms, send follow up letters, measure plans using.pdf software Planning officers – minimal role - attach informatives, advise on approximate liability CIL team – Issue liability / demand notices (invoices) / process reliefs / notify land charges / CIL Appeals / allocate funds Finance – invoices / debt recovery Infrastructure Finance Board

CIL Administration in WBC Lack of understanding – small developers and agents in particular So many forms! Assumption of Liability is not a validation requirement Extensions over 100sq.m – there are a lot of them in WBC - heavy on admin / no CIL Extensions relief – principal residence

CIL Administration issues New finance processes to set up SANG and self-build relief – exempt European Directives from pooling? Not possible to grant relief for development granted retrospectively on appeal Heavy penalty for failure to notify commencement – reinforce this message!

CIL Administration in WBC Beware of basements

WBC CIL Governance and Infrastructure Delivery Infrastructure Delivery Programme Board (IDPB) Reports to Sustainable Communities Working Group and Executive Meets monthly and brings all service heads together Remit is to manage infrastructure delivery– projects are monitored monthly - from inception to completion IDPB informs Capital Planning - CIL funds allocated through Capital Programme

CIL and SDL infrastructure Delivery Arborfield SDL units - 2,000 units S106 / 1500 CIL (subject to S106) South Wokingham SDL – 650 under construction, 1850 will come forward under CIL Circa £66m CIL between the two sites CIL will fund strategic transport improvements (including South Wokingham Relief Road); contribute to a secondary school; primary schools on-site; community and sports facilities S106 will provide land for on-site delivery

CIL and SDL infrastructure Delivery High rates are not preventing housing coming forward Less protracted negotiation Necessity to have IDPs on SDLs at an early stage and in consultation with developers Strategic enabling infrastructure is often required on SDL’s –Local authority is key delivery partner but no ability to borrow against CIL –Large Sites Infrastructure Fund (LSIF) only available to developers not LA’s

CIL and SDL Infrastructure Delivery Strategic enabling infrastructure is often required on SDL’s –Widely held view that the Payment in Kind for Infrastructure mechanism is not workable We believe a wider interpretation can be provided –On Reg 123 List – not necessary in planning terms as it will be provided by other means –Separate planning applications on strategic sites Any further clarification would be helpful

WBC Meaningful Proportion 17 Parishes – 3 Parishes will benefit from 99% of WBC ‘CIL Topslice’ Small organisations which lack staff / knowledge / skills to prioritise / commission / finance to deal with large amounts of infrastructure funding Significant drain on SDL infrastructure packages on sites that affect more than one Parish WBC working very closely with Parishes

Shared priorities / responsibilities

Terms of Reference WBC and T&PC’s working on a ‘Terms of Reference for the management of the CIL’ Year long process of engagement – workshops, clerks forums, 1 to 1’s Three strands – not finalised: –Co-fund infrastructure projects with WBC – WBC would lead on commissioning, procurement and delivery –Deliver on their own – WBC offer design and build package / traded services –Joint Commissioning

Questions?