Phase 2 of HS2, the proposed line between Birmingham and Manchester/Leeds, was announced today. Economic forecasters have indicated that HS2 will bring an increase in economic activity at those cities with HS2 hubs, ie Manchester, and the new infrastructure and stations will act as a catalyst for further growth. However, HS2 will have an adverse effect on land and properties in the way of the proposed route.
Generally the route from Lichfield is as follows – east of Cannock Chase – east of Stafford – the route then crosses the M6 near Stone and runs west of the M6 to Maddley – north then to the east of Crewe – west of Middlewich – then crossing the M6 north of junction 19. At this point the route splits – one branch runs north east of Lymm and west of Partington – crossing the M62 at Holton Moss – south of Culcheth – east of Goldbourne and stops south of Wigan. The Manchester branch – runs west of Hulsheath south of the M56 – Millington – south of Ashley – crosses under the M56 near Warburton Green – into a new international station to the east of Manchester Airport – at Heald Green the lines goes into a tunnel and thereafter runs under Wythenshawe, Northenden, Withington, Rusholme, Longsight and then into Manchester Piccadilly.
The route and map can be found at https://www.gov.uk/hs2-phase-two-initial-preferred-route-plan-and-profile-maps
Businesses should take note of how this will impact on forward business plans and should start planning now to protect the value of the property and factor in provisions that will assist compensation claims in the future.
When acting for clients in the Midlands, it has been a common theme that estate agents are unable to generate potential buyers for properties within a quarter of a mile to half a mile of the proposed route and that properties only sell if a substantial reduction in price is involved.
The recent Government consultations on Phase 1 indicate an enhanced compensation scheme for parties up to 120m from the line of the route in rural areas. Unfortunately, if you are, for example, 200m away you will get little, if any, compensation and you will have difficulty in selling your property at a realistic market price. There is some limited compensation that may apply regarding noise and disturbance but that only applies one year after the opening of the line.
Businesses that may be affected are advised to start planning now on how the route will impact on future business plans, for example, should a company go ahead with planned substantial investment or not? Businesses should keep up-to-date and accurate records of business performance and plans so that future compensation claims can be substantiated by documentary evidence. If businesses do not start to plan now then any claims in the future may be compromised.
Brabners Chaffe Street and BNP Paribas Real Estate are holding a seminar on the proposed route through Staffordshire, Cheshire and then into Manchester on 25 February 2013. The event will be of interest to organisations, businesses and landowners concerned about the effect that HS2 will have on their properties and business. To register your interest please email firstname.lastname@example.org
For further information please contact:
Deborah Ascott-Jones, Director of Business Development & Marketing
Brabners Chaffe Street LLP
DD (M/c) 0161 836 8899
DD (Lpool) 0151 600 3021
Mobile 07736 792332