Phase 2b – The route from Birmingham to Leeds had safeguarding directions issued on 15 November 2016. The safeguarded route does contain some amendments to the initial proposed route, including amendments around Measham and East Midlands airport. Consultation is open on these amendments until 09 March 2017. Anyone wishing to put forward representations should do so before this date.
Safeguarding has unlocked the potential for residential property owners, occupiers of agricultural units and occupiers of commercial units with a rateable value of less than &34,500 to serve a blight notice on HS2 requesting them to purchase the property. There are a number of eligibility criteria for submission of a blight notice. If a blight notice is successful, property owners are entitled to make a claim to include the un-blighted Market Value of the property, home owner payment or basic and occupiers loss payment, professional fees and removal fees.
Property compensation schemes for HS2 Phase 2b are currently under consultation. The consultation period ends on 09 March 2017. The proposed schemes provide for different compensation schemes within certain distances from the centre of the line. These include the Rural Support Zone which typically covers properties within 120m of the line in rural areas and where the line is not within a tunnel. Residential property owners within this band would be eligible to request HS2 to purchase the property at the un-blighted Market Value. Between 120m and 300m is the homeowner payment zone where property owners would be entitled to claim a one off payment depending on the distance from the line. An announcement on the opening of the schemes and further details is expected later in 2017.
For those property owners not within the safeguarded or proposed Rural Support Zone, who have a compelling need to sell their property which would result in hardship within 3 years if the property couldn’t be sold, an application can be made to the Need to Sell scheme requesting that HS2 purchase the property at its un-blighted value. There are a number of criteria which must be met to apply for this scheme, which includes offering the property for sale on the open market for a minimum period of 3 months.
On 23 February 2017 the Hybrid Bill for Phase 1 of HS2 obtained Royal Assent. This gives the go ahead for Phase 1 only and the same procedure will need to be gone through for both Phases 2a and 2b. The Hybrid Bill does however contain provision for HS2 to be able to serve notices for survey access on Phases 2a and 2b. Surveys are likely to be undertaken not only within the safeguarded route, but also on adjoining land and woodland. Property owners may receive contact from HS2 with a view to agreeing access licences. In both cases property owners are advised to obtain professional advice.
For further information or advice in connection with HS2 please do not hesitate to contact
Helena Tibbitts MRICS FAAV on 01530 410820 email here
John Ikin 01530 410814 email here