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Find out if your home is affected

People who live in or own property near the High Speed Two route could be affected by the project. It’s important to get the facts, find out where you stand, and know how HS2 Ltd can help.

Construction for the first phase of the new HS2 railway, between London and the West Midlands, is underway. In addition, a route for part of Phase Two, from the West Midlands to Crewe, has been announced.

The rest of Phase Two, towards Manchester and Leeds, will be considered by Parliament separately. Importantly, the new HS2 railway will integrate with the existing railway network, including the West Coast and East Coast Mainlines.

How your home is affected depends on the location of your property and which phase of HS2 affects you. You can use our interactive map to explore the route. You can also contact our 24/7 Helpdesk to find out precise location information for your property in relation to the route.

Safeguarding and statutory blight

Safeguarding is a planning tool to help the government and HS2 Ltd protect the land needed to build and operate the railway from conflicting development.

The aim of safeguarding is not to prevent development in the area surrounding the line of route but to ensure that no conflict is created. As well as helping to protect the land needed to build and operate the railway, the safeguarding directions also trigger something known as ‘Statutory Blight’. This means that property owners within the safeguarded area may be eligible to serve a Blight Notice asking the Secretary of State for Transport to buy their property prior to it being needed for construction. You can find out more about submitting a Blight Notice.

Claiming Compensation if you receive a Notice (Phase One only)

If you live close to the line of route, you may receive a Notice from us. This means we may need to access your land or property to undertake surveys, or in some cases to temporarily occupy or permanently acquire it. If you do receive a Notice, you may be able to claim compensation from us.

Our set of guides explain how you can claim compensation and what you need to do. There is also a guide to how HS2 Ltd deals with claims for compensation relating to a notice.

Property Schemes

If your land or property is affected by the construction or operation of HS2, there’s help available. Our property schemes provide that help. Find out more about our property schemes.

Ground Settlement

As we start to build HS2, we need to carry out excavations for structures like tunnels, portals and shafts, and this work can cause small movements in the ground, called settlement.

What is settlement?

Settlement is the technical term given to the way the ground moves around a hole after it has been dug out. Building tunnels, shafts and basements can cause a small amount of movement to the ground.

We know how to limit the effects of this movement on buildings. In the majority of cases, settlement does not cause damage to properties. In some cases there may be small cracks in plaster, and in a few cases doors or windows may stick. In very rare instances, settlement can affect the structure of the building.

In recent years there have been a number of large projects that have involved tunnelling in built up areas. These include the Eurostar High Speed line, London Underground extensions and London’s Crossrail. These projects have assisted our understanding about how the ground can move when tunnels are built.

In building the new railway we are committed to being a good neighbour every single day, by respecting the people and communities we affect and being sensitive to their needs. This means we will try to create as little settlement as we can. We do this by controlling the way that excavation work is carried out and then, if necessary, treating the ground so that ground movement is reduced.

Further information can be found in the HS2 Guide to Ground Settlement. This guide tells you about settlement on HS2 and provides information on:

  • how your property might be affected;
  • what we will do to protect your property or pay for repairs;
  • how we will keep you informed; and
  • what a settlement deed is and how to apply for one.

HS2’s commitments with regard to settlement are also explained in Information Paper C3: Ground Settlement.

What is a settlement deed?

A settlement deed is a formal legal agreement between the property owner potentially affected by settlement and HS2. A property owner is someone who has a legal responsibility for the property, usually the freeholder or leaseholder.

It provides a legal undertaking from us. Property owners do not have to enter into a settlement deed unless you choose to as HS2 is responsible for any damage caused to your house as a result of our works.

How do you register for a settlement deed?

Phase One

We will be writing to residents during 2020 and 2021 who will be affected by this work to tell them about what will happen and when, and how they can apply for a Settlement Deed. However, you can also pre-register your interest for a deed at any time by contacting our Helpdesk all day, every day:

Email: [email protected]
Freephone: 08081 434 434
Minicom: 08081 456 4726

When pre-registering you will be asked to provide your name, the address of the property in question, an email address and telephone number. Please note some correspondence may also be by letter.

Once you have made a formal application we will assess whether you meet the eligibility requirements for a settlement deed. If you are the owner of the property and your property is within 30m of one of our excavations for structures like tunnels, portals and shafts then you will be eligible. If you are more than 30m away from our works your property is unlikely to be at risk of settlement. If you are not sure how close your property is to our works, please contact the HS2 Helpdesk.

Phase Two

As parliamentary permission to build this part of the route has not yet been given, there is no need to pre-register for a settlement deed if you live near the proposed route of either Phase 2a (West Midlands to Crewe) or Phase 2b (Crewe to Manchester, and the West Midlands to Leeds).

HS2 in your area

For general information about construction plans in your area you can find the latest updates on our local community website at www.HS2inyourarea.co.uk. We will also send updated information by post and provide it at our local engagement events.