Statutorily you will be entitled to compensation on one of the following bases:
- If the whole of your property is compulsorily purchased to enable the scheme to proceed, you will be entitled to compensation under the Compensation Code based on the following calculation:
- the open market value of your property (ignoring the existence of the HS2 scheme - in other words what it would have been worth if there were no HS2 scheme); plus
- for owner/occupiers a home or business loss payment of 10 per cent of the value of the property as determined under (a) above; plus
- in all cases reasonable professional costs (such as solicitors and estate agents’ fees) and removal expenses (if any).
- If part of your property is compulsorily purchased you will be entitled either to compensation for the open market value of that part (ignoring the HS2 scheme) plus your professional costs or, in some circumstances, you may be able to require the promoter to acquire the whole of the property, in which case you will be entitled to Compensation Code compensation for the whole as described at 1 above including home or business loss payment if you occupy the property.
- If none of your land is taken but your home or business is near the rail line and is affected by factors such as noise and vibration arising from the use of HS2 (i.e. the operational phase not the construction phase) you will be entitled to compensation based on the resulting diminution in value of your property.
For HS2 the Government has announced a range of additional compensation provisions to assist those affected on which it is currently consulting, including:
- a streamlined purchase scheme to simplify the statutory blight process for property owners
- a sale and rent back scheme to give homeowners in the safeguarded areas more flexibility
- a streamlined small claims scheme for construction damage which will allow individuals and businesses who are entitled to compensation under existing law to claim it more quickly and simply
- a package of measures to reinforce confidence in properties above tunnels
- a refreshed hardship scheme
An exceptional hardship scheme is already in place which, subject to qualifying criteria being met, enables those with an urgent need to sell who are unable to sell except at a substantially reduced price because of the announcement of HS2 to have their property purchased at open market value (ignoring the HS2 proposals).
All compensation claims are the subject of negotiation between the promoter and the landowner. If agreement cannot be reached, either party may refer the question of compensation to the Lands Chamber of the Upper Tribunal (formerly the Lands Tribunal), a part of the Court Service, which will hear expert evidence from both parties and decide the amount of compensation to be paid. Its decision is binding on both parties. Subject to the passing of the Hybrid Bill, the process of land assembly for the scheme is expected to commence in or about 2015.