Uttlesford District Council - latest to adopt CIL

Uttlesford District Council (UDC) has formally adopted the Community Infrastructure Levy (CIL), which will benefit local communities and help to fund infrastructure projects in future that will make a difference to the wider district.

The charging schedule will take effect from 7 September, according to the recent press release from the council (22/07/2026).

Cllr John Evans, Portfolio Holder for Planning, said:  "The CIL charging schedule has been carefully developed, taking account of public consultation, viability assessments and examination by an independent planning inspector, to make sure it does not adversely impact of the viability of new local development."

Planning permissions granted after 07 September may be liable for the CIL charge if they meet the criteria.

CIL charges will become payable once new development starts, - so it can be important that homeowners and developers take timely and specialist advice to avoid unnecessary charges.

The CIL will operate alongside s.106 contributions paid by major developments which already mitigates the impact of new homes on local facilities and the amenities.

Independent Examiner (appointed by the Council), Keith Holland BA(Hons) DipTP MRTPI MRICS, reviewed the Council's draft Charging Schedule between March and June concluding that the draft Uttlesford Community Infrastructure Levy Charging Schedule provided an appropriate basis for the collection of the levy in the area. 

Holland challenged the economic viability of the proposals, derived from the Dixon Searle Partnership Viability Assessment that UDC had commissioned in preparation of their Draft Charging Schedule, and  proposed three Examiner Modifications (EMs) were necessary to meet the validate the Draft Charging Schedule. These can be summarised as follows:

• Reduce the proposed rate (£200/m²) for residential development on greenfield by 25% to a new (and the adopted rate) of £150/m².

• Reduce the proposed rate (£100/m²) for residential development on brownfield by 25% to a new (and the adopted rate) of £75/m².

• Reduce the rate for employment and business uses on greenfield sites to £0/m² from the proposed £25/m².

The CIL Charging Schedule that has be adopted and approved by the councillors, sets rates at £150/m² for residential development on greenfield sites - defined within the schedule as "Land which is not previously developed land as defined below. This includes land that is or was last occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill, where provision for restoration has been made through development management procedures; land in built-up areas such as residential gardens, parks, recreation grounds and allotments; and land that was previously developed but where the remains of the permanent  structure or fixed surface structure have blended into the landscape".

at £75/m² for residential development on brownfield sites - defined within the schedule as "Brownfield land or previously developed land (PDL) is land which has been lawfully developed and is or was occupied by a permanent structure and any fixed surface infrastructure associated with it, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed). It also includes land comprising large areas of fixed surface infrastructure such as large areas of hardstanding which have been lawfully developed. Previously developed land excludes: land that is or was last occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill, where provision for restoration has been made through development management procedures; land in built-up areas such as residential gardens, parks, recreation grounds and allotments; and land that was previously developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape".

Residential development of Strategic Allocations in the Local Plan 2021-2041* and 100% Flatted development both at £0/m².  Importantly flatted is defined as "a development of flats only.  Developments which include a mix of flats and other dwelling types are liable to the residential rates presented above."

NOTE* - Reference the CIL Charging Schedule or Local Plan for details of these sites.

Lastly, the schedule references "Large format retail" at the rate of £100/m² and again this is defined as "Large format retail includes supermarkets and retail warehouses:

i) Supermarkets are retail selling predominantly convenience goods, offering a shopping destination in their own right where weekly food shopping needs are met. Supermarkets can also include non-food floorspace as part of the overall mix.

ii) Retail warehouses are retail selling predominantly comparison goods (such as carpets, furniture, electrical goods, DIY items)".

UDC has allowed five bands of instalments that generously enable developers and homeowners to pay the CIL in a variety of instalments from:

A single payment for CIL if £5,000 or less to be paid within 60 days (from commencement).

Two equal instalments (50%) at 60days and 180days for CIL between £5,001 and £19,999.99; 

Four equal instalments (25%) at 60days, 180days, 365 days and 540 days for CIL between £20K and 99,999.99; 

Five equal instalments (20%) at 60days, 180days, 365 days, 540days and 730days for CIL between £100K and 499,999.99; and lastly 

CIL in excess of £500,000 over six instalments - the first four at 20% each then two at 10% each - the last at 900days from commencement.

Although any and all outstanding instalments become due immediately on completion of the final unit irrespective of the instalment schedule!

If you are contemplating a planning application in UDC jurisdiction  the clock is now ticking - that will mean virtually all new applications will now be liable to CIL - once granted!

E³ Consulting has advised on CIL since 2014 and provides robus expert assistance to help developers and homeowners navigate these complex rules and wherever possible minimise the costs to their project.

If you would like to discuss any property tax matters or specific queries relating to the above information, then please do contact the team on 0345 230 6450 or [email protected]. We look forward to speaking with you soon.