HS2
RESPONSE TO THE CONSULTATION ON THE EXCEPTIONAL HARDSHIP SCHEME FOR THOSE AFFECTED BY THE PROPOSED HIGH SPEED RAILWAY - HS2
1. Should the Government introduce an Exceptional Hardship Scheme ahead of any decision on whether, and if so how, to proceed with a high speed rail route?
AMERSHAM TOWN COUNCIL is strongly in favour of introducing a scheme with immediate effect. This is the impact that the announcement in March had on properties throughout the Chilterns. Our Town Clerk is currently searching for a new home and has first hand experience of the areas where property is simply not selling. Sales have already been lost and prices are lower, particularly in those areas close to the proposed routes. The impact is not just on the preferred route but throughout the Chilterns where HS2 may run.
The Scheme should come into force immediately and remain in place well beyond any completion of HS2. It is not just individual properties that could be affected by these proposals, but whole areas of towns and villages could suffer away from the actual railway building works. Amersham Town Council wish to see a planned programme of constructive guidance to everyone living and working in the Chilterns. The effects of tunnelling in particular could cause subsidence well away from the railway.
This guidance would lessen the panic for those most affected and would help even out the fall in property prices.
Amersham Town Council is confident that the alternative compensation scheme proposed by the HS2 Action Alliance should be given serious consideration by the Government. A scheme that treats all property owners fairly and enables the property market to continue to trade.
2. Do you agree with the proposed principles underpinning the proposed Exceptional Hardship Scheme? If not, what alternative principles would you propose, including specific criteria for determining qualification of the scheme?
AMERSHAM TOWN COUNCIL consider that the current proposals do not address the impact of the announcement. All three proposed routes run through Areas of Outstanding Natural Beauty (ANOB) through the Chilterns. The Government has a statutory duty to conserve and protect this natural beauty along with the current constraints of the Metropolitan Green Belt. Those residents lucky enough to own homes in the Chilterns will have paid a premium to live close to “protected” areas. The Exceptional Hardship Scheme should reflect this premium in the final settlement.
AMERSHAM TOWN COUNCIL would like to see complete areas included in the Exceptional Hardship Scheme in the same way that planning policy protects certain areas with Green Belt or Conservation criteria. These areas would be much wider and take in the surrounding community which, although may not be close to the rail route, would still suffer from the same development blight. The Scheme should not be restricted to those few properties living exceptionally close to the proposed routes.
In particular, AMERSHAM TOWN COUNCIL is concerned that those living above a tunnelled section of the railway would not be included in the Scheme. The Town Council is very concerned on the effects of the tunnelling on the infrastructure of the Old Town. Similarly, the Town Council is concerned on the effects of those homes living near the mouth of the tunnel where the High Speed railway will emerge.
Businesses, including farms, should also be included in the Scheme – or a similar scheme aimed at compensating businesses. As with the residents, some businesses have felt an immediate impact from the day the routes were announced. But the present Exceptional Hardship Scheme fails to recognise their needs. One third of local employment in Buckinghamshire is in the rural areas – and a similar scheme for Cross Rail took account of business needs affected by this project.
AMERSHAM TOWN COUNCIL cannot agree to any compensation which carries an initial liability of 15% loss before any compensation may be granted. This is totally unfair for our residents and businesses. Again we commend the alternative solution recommended by the HS2 Action Alliance.
3. Do you agree with the proposed system for operating the proposed Exceptional Hardship Scheme? If not, what alternative arrangements would you suggest?
AMERSHAM TOWN COUNCIL is concerned over the accountability and independence of the panel of experts. Local knowledge is the key to a fair settlement and this should be reflected in the choice of panel attendees. There should be some flexibility to allow the property owner some say in the value of their home. Residents should have their own valuations taken into account and should have the right of appeal on any decision taken by the panel.
It is vital that a clear, fair and legal procedure is put in place so that home owners are fully aware of the process at every stage of the hearing. Residents and business should be informed of their rights and entitlement before they decide to apply.
Amersham Town Council endorse the new Property Blight Protection Scheme to replace the Exceptional Hardship Scheme as put forward by the Government.
Amersham Town Council
18 May 2010