Community Infrastructure Levy (CIL)
Expert Planning Advice on CIL That Delivers
Most firms just do the maths. We do the strategy. At ET Planning, we’re not just CIL calculators — we’re planning consultants who integrate CIL strategy right from the design and application stages. That means we don’t just react to your CIL bill — we help you shape your project to reduce it before it’s even issued.
Why This Matters:
We understand both the planning system and the CIL regulations – so we spot cost-saving opportunities others miss.
We plan smarter layouts, phasing strategies, and application routes that can minimise or delay CIL liability.
We can manage your entire planning application with CIL reliefs in mind from day one.
We know how to challenge inaccurate CIL notices and build strong, evidence-backed appeals.
- Complex, Confusing, Costly: The Community Infrastructure Levy (CIL) affects most developments—especially if you’re creating new floorspace or dwellings. Missteps can mean tens of thousands in unexpected fees.
ET Planning steps in with clarity, confidence, and results—helping you navigate, reduce, or even eliminate unwarranted CIL burdens.
Contact Us Now
01344 508048
office@etplanning.co.uk
What We Do For You
| Problem You Face | How ET Planning Solves It |
|---|---|
|
Estimating CIL liability for your project |
Precise CIL calculations and feasibility checks keeping your budget intact. |
|
Missing exemptions or reliefs |
Identify and secure all possible reliefs—like for self-builds or charitable development. |
|
Disputing or appealing a liability |
We’ll push back on inaccurately issued liability notices—saving clients hundreds of thousands, even taking liabilities to £0. |
|
Lack of time or confidence |
From negotiation to paperwork, we handle everything, so you can focus on your development—not council bureaucracy. |
Why This Matters to You
The Community Infrastructure Levy is one of the least understood parts of the planning system — but ignoring it until late in the process is a serious mistake.
It affects viability: Missing exemptions or offsets can cost tens of thousands, and unplanned liabilities can damage land value negotiations.
It affects timing: Liability becomes payable within 60 days of commencement — and commencement includes demolition, groundworks, or even installing services.
It affects strategy: Phasing, demolition sequencing, and existing floorspace credits can all reduce liability — but only if planned in from the start.
Example: One developer triggered a £150,000 CIL bill by carrying out demolition to keep their planning permission alive. Not only was the liability instantly payable, but they also lost the chance for the eventual buyer to claim a self-build exemption. With proper advice, the liability could have been avoided.
Common CIL Pitfalls
Even experienced teams get caught out. The most frequent mistakes we see are:
Starting too early – site clearance or demolition counts as commencement.
Missing exemptions – claims must be made before works start, and councils must confirm them in writing.
Losing offsets – existing floorspace must have been in lawful use for 6 of the last 36 months before permission is granted. Long delays in determination or appeal can wipe out credits.
Overlooking phasing – without a phasing plan, the entire scheme is treated as one development, bringing liability forward.
Changing the design mid-build – retrospective permissions can reset liability and, in some cases, create double charges.
Relying on retrospective fixes – once liability is triggered, it cannot be undone by later applications.
Each of these can transform a well-planned scheme into a financial headache.
Plan for CIL at Every Stage
CIL runs through the entire development process. The right advice at the right time makes all the difference.
Pre-application: Understand if your site is within one or more charging schedules. Factor CIL into land value and cashflow. Preserve “in-use” status of existing floorspace.
Application stage: Always submit Form 1. Build in phasing for multi-plot or mixed-use schemes. Time submissions to protect existing use credits.
Post-permission: File liability forms promptly. Submit exemption applications before works begin and ensure written acknowledgement.
During construction: Keep meticulous records — invoices, warranties, utility bills — to support exemption compliance.
Completion & beyond: Watch clawback periods. For example, self-builders must occupy their homes for three years post-completion to keep the exemption.
Why Choose ET Planning?
Most consultants treat CIL as an afterthought. We don’t. At ET Planning, we integrate CIL strategy directly into the planning process. This unique approach sets us apart — and it’s why clients trust us to protect the viability of their projects.
We provide:
Strategic application structuring – embedding phasing, exemptions, and offsets into the design and submission process.
Direct council engagement – negotiating liability notices, challenging errors, and securing fair payment schedules.
Viability protection – building CIL into land value discussions, funding models, and programme planning.
End-to-end support – guiding clients from allocation through to exemption compliance years after completion.
Our difference: We don’t just know planning. We know how planning decisions impact CIL — and how CIL impacts viability. That’s where real value is created.
How Does ET Planning Handle CIL Negotiation and Dispute Resolution?
- The team liaises with local authorities and stakeholders on behalf of clients to negotiate favorable CIL terms.
- ET Planning represents clients in disputes and appeals, providing expert guidance to achieve positive outcomes.
Why Choose ET Planning for Your CIL Consultancy Needs?
- Through a tailored approach to client needs, ET Planning offers provide customised CIL advice and strategies.
- The company’s multidisciplinary team of planners, surveyors, and CIL specialists collaborate to deliver comprehensive solutions.
- A proven track record of success, with case studies and client testimonials, demonstrates ET Planning’s commitment to excellence in CIL consultancy services.
In conclusion, ET Planning is an ideal partner for you seeking expert guidance on Community Infrastructure Levy issues. By choosing ET Planning, you can trust that you will receive tailored, professional advice, and ongoing support throughout your development projects.
Understanding the Community Infrastructure Levy (CIL)
What is the Legislative Background and Regulations of CIL?
- CIL was introduced by the UK government in 2010 to help local authorities fund infrastructure projects.
- The levy applies to new developments, including residential, commercial, and retail projects.
- Local authorities have the autonomy to adopt CIL, set charging schedules, and define exemptions and reliefs.
Note that the above link is to the original regulations, which have been substantially updated through subsequent statutory instruments. further guidance on CIL from the government can also be found here.
How is CIL Calculated and Paid?
- The calculation of CIL depends on the size, type, and location of the development.
- Charging schedules define the rates for different types of development and are set by local authorities.
- Payments can be made in cash, through land transfers, or phased payments, depending on the local authority’s policies.
What is the Impact of CIL on Development Projects?
- CIL charges can significantly affect the financial feasibility of a development project.
- Developers must consider CIL liabilities in their strategic planning and budgeting process.
- Proper management of CIL payments can help to minimize delays and reduce the risk of disputes.
By understanding the Community Infrastructure Levy, we help you make informed decisions about your development projects. ET Planning’s team of experts is well-equipped to guide you through the complexities of CIL, ensuring you have the knowledge and support necessary to navigate this critical aspect of the development process.