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HS2 Ltd Have Advised the Department That, Should the Government Decide to Adopt This Route, the Entire Shimmer Development Should Be Within the Safeguarded Area

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HS2 Ltd Have Advised the Department That, Should the Government Decide to Adopt This Route, the Entire Shimmer Development Should Be Within the Safeguarded Area New HS2 plans for South Yorkshire Frequently Asked Questions Why can’t you move the alignment to avoid the Shimmer housing development? The design requirements of a high speed railway restrict what can be achieved in alignment and curvature. A change in one location can have implications for many kilometres at either side of that point. There are a number of considerations in this area including the residential areas of Mexborough, Denaby Main and Conisbrough as well as the new housing estates in Mexborough. The Dearne Valley has a number of wetlands such as Denaby Ings that have Site of Special Scientific Interest (SSSI) status. There are also other obstacles such as a sewage treatment works. Moving the route to the east to avoid the Shimmer development would increase the impact on numerous businesses in Denaby Main industrial estate, impact the new housing estate Melton View on Pasture Lane and bring the route closer to Denaby Ings SSSI. Routes further to the east, (east of Conisbrough) would be longer crossing several SSS1’s, woodlands and flood plains. Routes to the west of Mexborough would run through the river Dearne floodplain for long distances and require tunnels to pass through the hillier ground. Should the government decide to adopt the route, the consultation proposed will allow HS2 to better understand the constraints and impacts of the route and allow the opportunity for the route to be further refined as appropriate. What happens next? The Secretary of State will set out his plans for Phase 2b of HS2 later this year, including his preferences on the location of the HS2 route and station in South Yorkshire. If he accepts the recommendation from Sir David Higgins, (https://www.gov.uk/government/news/david-higgins- recommends-new-hs2-plans-for-south-yorkshire) there will be a full consultation on the route and the property compensation schemes. Until a decision is made homeowners along the consulted route and any alternative proposed by Sir David Higgins are eligible to apply to the Government’s Exceptional Hardship Scheme: https://www.gov.uk/claim-compensation-if-affected-by- hs2/exceptional-hardship-scheme Once a decision is made to proceed, work would start on preparation for a hybrid Bill to be submitted to Parliament. This is estimated to take place in 2019, with Royal Assent anticipated in 2022 subject to the parliamentary approvals process. Construction would start around 2023. What happens for properties on the Shimmer development? We recognise that Sir David’s recommendations will have a severe impact on the Shimmer estate and HS2 Ltd have advised the Department that, should the Government decide to adopt this route, the entire Shimmer development should be within the safeguarded area. This means that all owner occupiers on the estate will receive the full un-blighted value of their property, plus 10% of the value as a home-loss payment as well as all reasonable costs and expenses. The Government sees no immediate reason to disagree with this advice. HS2 Ltd will be working on the design to optimise the route of the railway through the site. What compensation can I get? If your property is in the safeguarded area and you have a qualifying interest, you will receive the market value (as if HS2 didn't exist) plus 10% of the value as a home-loss payment and all reasonable costs and expenses of moving. There are no comparable houses for us to move to in the area. Safeguarding terms include an additional 10% of the value of your property on top of the market value, along with payment of moving costs. There is a significant period of time before the land at Mexborough would be required, the earliest construction works would start is expected to be 2023 (subject to the parliamentary approvals process). Hopefully this would allow sufficient time to identify and secure alternative properties in the market. How do you work out market value? Under the blight notice approach, when a notice has been accepted HS2 will appoint a valuer who is a member of the Royal Institute of Chartered Surveyors (RICS) to undertake the valuation, based on the unblighted market value as if HS2 had not been announced. You can appoint your own valuer to act on your behalf to agree the appropriate value (the cost of this will form part of the compensation claim). If agreement cannot be reached there is mechanism to resolve compensation disputes through a recognised legal process. (Upper Tribunal, Lands Chamber) How will you take into account the ‘new build premium’ I paid on my property? HS2 Ltd will look in detail at the available research relating to ‘new build premium’. This evidence will be taken into account in any negotiation on the value of a relevant property in the event that a blight notice is served. When could I sell my property to the Government? Once safeguarding directions are made, if your property is in the safeguarded area, you can ask the government to purchase your property at any time by serving a blight notice. There is no immediate reason to move, the works would not start in this area before 2023 (subject to the parliamentary approvals process). Is there a time limit to sell? Once an offer in principle has been made you have up to three years to accept it. The valuation is done at the time you decide to activate the offer. What costs can I claim? If you own and occupy a property in the safeguarded area, your moving cost would be reimbursed (e.g., stamp duty where appropriate, legal fees, moving van hire, etc.) What if I don't want to move and my house is not needed for the scheme? Can I stay and get compensation? For phase 1 and 2a, there is the discretionary home owner payment scheme for properties within a certain distance from the line. This would be one of the schemes that would be consulted on later this year following the Phase 2b announcement. Information about these schemes and how they operate on Phase 1 and 2a are available at: https://www.gov.uk/claim-compensation-if-affected- by-hs2/overview What if I rent my home? There is no immediate reason to move, the works would not start in this area before 2023 (subject to the parliamentary approvals process). What if I own a property affected that I rent out? The safeguarding provisions are to assist owner/occupiers. There is no immediate reason to stop renting your property. The works are not anticipated to start in this area before 2023 (subject to the parliamentary process). If your property is compulsory purchased for construction of the scheme then you would be compensated in line with safeguarding terms. The value of the estate is already affected by the announcement, the builders have been sent home. What are you going to do about that? HS2 Ltd is reviewing the options with Strata Homes regarding work on the development. I am a buying a property in the Shimmer estate but now I don’t want to proceed, will you pay my costs? If you have reserved a property from Strata Homes but not moved in, the Department for Transport has agreed to compensate the affected parties for their losses. HS2 would not expect costs to be incurred in the same way for a private purchase as they are in respect of reserving a plot from a developer, however HS2 will consider any such cases on their merits. My neighbour can’t make the events, can they speak to someone? Yes we have a 24 hour helpdesk; 020 7944 4908 [email protected] Help to buy What will happen to my Help to Buy Equity Loan if I sell my property to HS2 after issuing a blight notice as my property was in a safeguarded area? If you had a Help to Buy Equity Loan and sell your property to HS2 Ltd after then you will need to pay back your equity loan in the same way that you would have done if you had sold on the open market. i.e. You will pay back the relevant amount based on the sale prices regardless of who you sold it to. You will though be able to claim any additional costs (including your time) involved in undertaking this. Will I be able to get another Help to Buy Equity Loan? Help to Buy equity loans are not restricted to first time buyers. If you wish to buy another new build home you will be able to access the Help to Buy Equity loan scheme, though you will need to pay back the first equity loan and then arrange the second. i.e. You can’t transfer the equity. If you choose to go down this route you will be able to claim any additional costs (including your time) involved in undertaking this. Who should I contact if I want more information about how paying back the equity loan will work? You should contact the local Help to Buy Agent, in this case Help to Buy North East, Yorkshire and the Humber. DCLG and the Home and Community Agency will be contacting them to make them aware of the situation. I don’t want to get another Help to Buy Equity Loan, or I don’t want to buy another new build property. What other support might be available? If you don’t have sufficient savings to fund a deposit you may wish to consider the Help to Buy Mortgage guarantee scheme. This allows access to a wide range of low deposit mortgages, where the Government can grant lenders a guarantee against any losses in return for allowing a low deposit.
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