Examiner approves Wycombe CIL rates, but criticises description of differential retail rate

The council's Draft Charging Schedule (6-page / 1.15MB PDF) was submitted in May. It sets out charges for various types of development, including residential, retail and other non-residential uses. The schedule sets out differential rates for residential developments by zone, with Zone A covering the inner city and Zone B covering the areas around the inner city.

Residential developments will be subject to a charge of £125/sq m in Zone A and £150/sq m in Zone B. This includes sheltered accommodation.

Convenience based supermarkets, superstores and retail warehousing will be charged £200/sq m. The schedule sets out a definition of these as developments with a net retail selling space of over 280 sq m. However, this will be modified following criticism from the examiner. .

All other retail uses will be charged at £125/sq m and all other developments will have a zero rate levy.

The examiner's report concluded that the rates for residential, retail and other developments were all reasonable and appropriate. However, it said that the definition of the types of retail development to which the different CIL rates would apply were not precise enough. The different rates cannot simply be based on size, it said. The council has agreed to a modification to clarify the nature of the stores and retailing operations.

The funds raised by the CIL charge will be used by the council to deliver infrastructure improvements across the district, including transport schemes, schools, open spaces and leisure facilities.

Following the examiner's recommendation, the council will now seek formal approval from Cabinet and Full Council in October. It is expected that the new charging regime will be introduced from November 2012.

The council expects to start the process to programme and release CIL funds in the summer 2013 and to start using the funds in 2014/2015.