The London borough of Ealing has taken a step closer to introducing its Community Infrastructure Levy (CIL) with the submission of the proposed charging schedule for examination by the Planning Inspectorate.
The plans include some modifications following consultation, primarily to take account of the creation of the Old Oak Common Development Corporation. As a result, the new CIL charging regime will not apply to the area in the control of the OPDC, which will have powers to adopt its own CIL, as a planning authority.
The move means Ealing’s northeast CIL boundary now runs up to the OPDC boundary, along the A40, with all of the Park Royal area to the north of the A40 and east of the North Circular now largely under the control of OPDC. Ealing’s CIL will apply to developments to the south and west, and also to a cluster of sites east of the North Circular, and north of the Hanger Lane junction.
Ealing has settled on two different rates, one set applying to a central zone around Ealing centre and up to Hanger Lane, and a lower set of rates that will be applied to developments elsewhere in the borough.
Both areas will have a £100 rate for retail warehouses and superstores, with a £30 rate for smaller retail developments. There will be no charge for office or indsutrial developments.
For residential development, hotels and student accommodation, the central Ealing area will have a higher rate of £100, while in other parts of the borough, there will be a £50 tariff.
In addition to the above rates, most developments – except those for medical, health and education use – will also be subject to the mayoral CIL of £35, payable on top of the local tariff.
In its documents laying out the CIL plans the borough acknowledges its main challenges are providing homes in appropriate locations, whil protecting residential areas and green spaces. It expects development to be focused around the Uxbridge Road, and the A40 corridor, with the borough’s five Crossrail stations acting as development hot spots.
Notes the charging report: “There are a small number of key sites, which can deliver significant growth, including Southall Gasworks, a number of former Council estates currently undergoing re-modelling, and town centres such as Ealing Broadway, and transport nodes such as Southall and North Acton.”
The borough expects the CIL to raise £8.87m in 2014-17, £10.92m in 2018-22 and £11.88m in 2023-27 – funds that are not likely to go anywhere near the borough’s funding gap, when desired infrastructure projects are added up. A list of projects likely to benefit from CIL receipts includes new schools, green infrastructure, Crossrail station enhancements and decentralised heating networks.
With a positive examination, the borough is hopeful its charging schedule will be in place later this year.
Ealing is among the last boroughs with CIL yet to be adopted. Westminster adopted its schedule in January, while Enfield adopted its CIL charging schedule in March, and has been charging the tariff from the beginning of April. The last remaining borough yet to make it over the line is Havering, which issued its draft charging schedule just over a year ago.
LPA Perspective: The laggard boroughs are finally getting their charging schedules in place, as a review into CIL is already finding substantial shortfalls against what it was hoped to deliver. Speaking recently, panel chair Liz Peace noted that CIL is not delivering a huge amount of funds for infrastructure, and is failing to simplify the system.
Peace’s panel will report shortly to government – who may then sit on the report, as they are prone to do, and publish it when they feel it suits. Get ready for CIL mark two.