SPECIAL FEATURE: How will HS2 compensation payouts work?

THE proposed HS2 rail line through the Rotherham district has been a bombshell to communities large and small across the area. But what does it mean financially for people living near the line? ANTONY CLAY attempts to unravel the confusing process.

DETAILS about compensation for property owners in the line of the proposed HS2 high speed route have been revealed as consultation on the route gets under way.

The Government is consulting on the HS2 project through Rotherham and the Dearne Valley until March 9 and who gets what compensation has been — sort of — clarified.

Some compensation schemes are operating now whereas others are still being considered — and the amount people will get for losing their homes depends on distance from the proposed line and where they live.

In July, HS2 announced it had ditched a HS2 route option through Meadowhall for one slicing through Aston, Bramley, Mexborough and the Dearne Valley, prompting a huge groundswell of protest across the district.

Now that the proposed route has been officially put forward, the whole route has been, in HS2’s words, safeguarded which covers properties within 60 metres of the actual line.

This means there are now planning restrictions on properties in this zone all along the route.

But homes within this zone can now take advantage of the Express Purchase scheme where property owners can apply to sell their property to the Government for its unblighted market price plus tent per cent (up to £58,000), as well as reasonable moving expenses including Stamp Duty.

But if the route changes and a property is moved from the safeguarding zone, the Government is proposing that owners can apply to sell under the so-called Express Purchase Scheme for up to five years.

But there is another compensation scheme — available now — which extends to properties beyond the zone nearest the proposed line.

In fact, HS2 says there is “no geographical boundary” for who benefits.

This Need to Sell scheme is for owner-occupiers who can show they need to sell their property but haven’t been able to because of the announcement of the HS2 route.

Under this, the Government would buy a home at its full unblighted price.

To add some more confusion to the situation, it is proposed that people can then rent back the property they have sold through compensation schemes.

HS2 says this will give people flexibility and help people stay in their community longer, should they wish to.

In rural areas, the Rural Support Zone (RSZ) scheme is being considered which would apply to people outside the safeguarding zone but up to 120 metres from the line, as long as the rail isn’t in a deep tunnel (of which more later).

People wanting to use the RSZ scheme can get either a cash offer if they don’t want to sell — ranging from £30,000 to £100,000 — or allow the Government to buy their property at the full unblighted market price.

Now let’s go into the Homeowner Payment Scheme zone, which extends from 120 metres from the line to 300 metres where the line isn’t in a deep tunnel. Under this scheme, property owners would get cash payments of £7,500, £15,000 or £22,500 depending on their proximity to the line.

But if the line is going through a deep tunnel at any point, there are other proposed rules.

HS2 says “people living above or next to deep tunnels would not be eligible for the full range of compensation and assistance schemes” because it claims that modern technology will limit the impact of noise and vibration.

But it is proposed that the Government would buy the “subsoil rights” underneath properties for £50 and offer before and after surveys, as well as settlement deeds requiring the company to remedy any damage resulting from settlement of land because of construction.

However, people living above a deep tunnel who have a compelling reason to sell can still use the Need to Sell scheme.

If all this isn’t confusing enough, the Government says it will consider “atypical arrangements” where owners are disadvantaged by HS2 but don’t fit into the categories for the other schemes.

O fcourse, this is just a summary of the compensation schemes available or being consulted upon and people should contact the HS2 Helpdesk on 0207 944 4908 if they want more information specific to them.

There is no compensation available to cover people’s emotional hurt at losing a beloved family home or being forced to move, and impact on the countryside doesn’t seem to be considered.

One argument put forward on Mexborough’s Shimmer estate in the past has been that moving elsewhere could cost people more than the extra ten per cent on their property value as houses are relatively cheap in this area compared to, say, Doncaster or Rotherham.

There is also the angst for children moving schools and businesses having to relocate.

More clarity might come when a final decision is made on the line after consultation closes in March.\!q

This decision could ditch the proposed line entirely, go back to the Meadowhall option or even opt for something entirely new.

There are also ever stronger calls for the Government to terminate HS2 altogether.

So, just like a HS2 train zooming over a huge viaduct, it is all very much up in the air.