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Project rescoping: Phase Two cancellation

The previous Government published ‘Network North: Transforming British Transport’ on 4 October 2023, which outlined significant changes to the High Speed Two (HS2) project. These included cancelling Phase 2 of the project, scaling back the railway to a high-speed line between London Euston and Birmingham Curzon Street. The new line will connect to the West Coast Main Line at Handsacre Junction, just north of Birmingham, to allow HS2 trains to reach cities in the North of England and Scotland on the existing West Coast Main Line. 

In January 2024, safeguarding was removed across the majority of Phase 2a. In areas where safeguarding has been removed, property owners are no longer eligible to apply for HS2 property schemes, unless they can demonstrate a compelling reason to sell through the NTS (Need To Sell) scheme. Issuing new compulsory purchase notices has stopped in most cases. 

In October 2024 the Government confirmed funding for the Euston tunnels between Old Oak Common to Euston. The Government continues to work with key partners to develop affordable, integrated plans for the Euston station campus. In parallel, enabling works are continuing to ready the HS2 station site for the main construction programme. 

In July 2025, Safeguarding Directions were removed between the West Midlands and Leeds (the former Phase 2b Eastern Leg). Property owners impacted by this announcement will no longer be eligible to apply for any HS2 property schemes. The NTS will no longer apply to the former Phase 2b Eastern Leg.  

Some safeguarding will remain in place: 

  • In central Leeds, to support future passenger growth at the existing station. 
  • Safeguarding also remains in place on the Western leg between Crewe and Manchester, pending further decisions.

DfT will begin a programme to sell land and property no longer needed for HS2 in areas on former HS2 Phase 2b East where safeguarding is being lifted. This will start with around 550 properties along the former HS2 Phase 2b Eastern Leg between Birmingham and Leeds. 

Frequently asked questions

What is HS2 Ltd doing following the cancellation of Phase 2 announcement?

Our current focus remains on completing the first operational section of HS2, linking new stations at Birmingham Curzon Street and Old Oak Common in west London. 

We are also working with the DfT as they implement the changes to the project following the cancellation of Phase 2. 

Can I claim compensation from HS2 Ltd where I was required to sell my property for Phase 2 and now you no longer need it?

When we bought property, we paid a fair market value and any associated compensation as appropriate, depending on the method of purchase. There is no legal basis to reopen any compensation claims that have reached full and final settlement. 

I live on the Phase 2a route. Can I still apply to the HS2 property schemes?

Some schemes remain available, but others have stopped accepting applications. 

Blight Notices and Express Purchase (EP): Blight notices will be considered under the statutory framework. The Secretary of State for Transport has the right to counter blight notices where land is not required. EP has been withdrawn for any new applicants. 

Rural Support Zone (RSZ), Homeowner Payment (HOP) and Extended Homeowner Protection Zone schemes (EHPZ): We are not accepting any new applications for these property assistance schemes in those areas where safeguarding directions have been removed. 

Need to Sell scheme (NTS): The Need to Sell scheme remains available to owner-occupiers who can show they have a ‘compelling reason’ to sell their property, but have been unable to do so, other than at a greatly reduced price, as a direct result of HS2. It will remain open until the blighting effect of HS2 has fully receded. More details can be found at: https://www.hs2.org.uk/in-your-area/assistance-for-property-owners/apply-for-property-assistance-schemes  

We will continue to assess applications that are already underway. If you have a live application under an HS2 property scheme, please speak to your case officer first. 

I live on the Phase 2b East route. Can I still apply to the HS2 property schemes?

These schemes have closed in areas where HS2 safeguarding has been removed. 

If your property remains in safeguarding, you can still submit a Blight Notice to request that the government purchase your property. 

You can serve a blight notice on the government if you are: 

  • an owner-occupier, have a freehold, leasehold of the property or a business lease which has more than 3 years left to run;  
  • AND you have been occupying the property for at least 6 months or, if the property is empty, you have occupied it for at least 6 of the last 18 months. 

More details can be found at: https://www.hs2.org.uk/documents/collections/express-purchase 

Blight notices will be considered under the statutory framework. The Secretary of State for Transport has the right to counter blight notices where land is not required.  

The Rural Support Zone (RSZ), Need to Sell (NTS), Streamlined Residential Blight (RSBS) and Extended Homeowner Protection Zone schemes (EHPZ) property schemes have closed and are no longer available. 

I live on the former Phase 2b West (Crewe to Manchester) route. Can I still apply to the HS2 property schemes?

While safeguarding remains in place for the former Phase 2b West route you can still submit a Blight Notice to request that the government purchase your property. The EP scheme also applies.  

You can serve a blight notice on the government if you are: an owner-occupier, have a freehold, leasehold of the property or a business lease which has more than 3 years left to run; AND you have been occupying the property for at least 6 months or, if the property is empty, you have occupied it for at least 6 of the last 18 months. 

More details can be found at: https://www.hs2.org.uk/documents/collections/express-purchase 

Blight notices will be considered under the statutory framework. The Secretary of State for Transport has the right to counter blight notices where land is not required.  

The Discretionary schemes also remain available, this includes Need to Sell (NTS), Rural Support Zone (RSZ) (although no new applications are being processed until further guidance is received from the Government), Express Purchase (EP), Extended Homeowner Protection Zone schemes (EHPZ) and Streamlined Residential Blight (SRBS). 

HS2 Ltd has told me it will be taking possession of my property. Will this still go ahead?

We understand this is an unsettling time for people directly affected. Following the announcement on 4 October, our case officers have been in direct contact with property owners where the acquisition process had already started. If you have further queries regarding this, please feel free to contact us via your case officer, the HS2 Helpdesk on 08081 434 434 or email us at [email protected].

Why is HS2 Ltd still acquiring land after the cancellation of Phase 2?

We identified a limited number of locations and properties where the compulsory purchase process was well advanced and needed to continue until completion. All other compulsory purchase processes were stopped after the cancellation was announced. 

We may also continue to acquire some properties voluntarily through our discretionary schemes, where the claimant wishes to proceed and there is a compelling case to do so. If you think you might be affected by this, we advise you to contact your case officer. 

I rent a property on the Phase 2 route from HS2 Ltd. How does the cancellation affect me?

We appreciate that as a tenant of a property situated along Phase 2, this situation will be unsettling. There are currently no planned disposals on Phase 2a, and Carter Jonas will continue to manage the property you rent. 

The Phase 2b East disposals programme will begin in 2026 and is expected to take place over 5 years. Wherever possible, tenancies will be allowed to naturally come to an end. Tenants will be contacted and given as much notice as possible ahead of any planned disposal of a property. 

If you have any specific queries about your tenancy or the property you rent, please email: HS2 Helpdesk on 08081 434 434 or email us at [email protected].

What is safeguarding?

Safeguarding is part of the planning process. It protects land needed for major infrastructure projects from conflicting development.  

The Secretary of State for Transport does this by issuing Safeguarding Directions to local planning authorities who must consult with HS2 Ltd (who are acting as the agent for the Department for Transport) about any relevant planning applications within the safeguarded area.   

If your property is in the safeguarded area, provided you meet the necessary criteria, you can ask the Secretary of State to purchase your property at its ‘unblighted’ market value by submitting a Blight Notice to us.  

What does the announcement of safeguarding being lifted on Phase 2a mean?

On 18 January 2024, safeguarding was removed from most of the now cancelled Phase 2a route.  

This means that the land and property originally identified as needed to construct and operate Phase 2a is no longer subject to safeguarding restrictions. 

The exception to this is some limited land on the boundary between Phase One and Phase 2a, and limited land that will be required to redesign Handsacre junction. Land and property owners have been informed directly about how changes to safeguarding will affect them. 

We are working with the DfT to agree the details regarding design changes of Handsacre junction, and we’ll update you as soon as we have further information. 

When will safeguarding be lifted on Phase 2b?

The Secretary of State has now removed the safeguarding directions from most of the former HS2 Phase 2b Eastern leg.  

Safeguarding on the former Phase 2b Western leg will remain in place pending future decisions. 

I have received a letter from HS2 Ltd about safeguarding, do I need to do anything further?

No action is required, but we strongly encourage you to read the letter carefully, as it contains important information based on the information we hold.  

Please keep it for your records. If anything appears incorrect, please do contact your case manager, the HS2 Helpdesk on 08081 434 434 or email us at [email protected]. 

Once safeguarding has been removed, could it be reintroduced?

Whilst there are no plans for safeguarding to be reintroduced for HS2, there is no fundamental obstacle to it being reintroduced on land and property needed for a different scheme in the future.   

Does the lifting of safeguarding mean owners are now free to sell their land/property should they wish?

Property owners have always been able to sell. The removal of Safeguarding Directions means local planning authorities no longer need to consult with HS2 Ltd about any relevant planning applications within the safeguarded area. It also means your property is no longer ‘Statutory Blighted’. 

Now that safeguarding has been lifted on Phase 2a and 2b East, when will you be selling land and property that is no longer needed by HS2?

The lifting of safeguarding and the disposal of land and property are separate processes.  

The disposal of land is a complex process that will take time to develop, ensuring value for the taxpayer is a central consideration. 

On Phase 2a, there are currently no plans to dispose of land or property. The Government continues to review the position before setting out more detailed plans in due course.  

The disposal programme on former HS2 Phase 2b East is being setup to start open market disposals in 2026 and expected to take over 5 year to complete. Wherever possible, tenancies will be allowed to naturally come to an end.  

If you have any specific queries about your tenancy or the property you rent, please email: HS2 Helpdesk on 08081 434 434 or email us at [email protected].

Can I buy my former property back from HS2? If so, what will I have to pay for it?

Where any land has been acquired compulsorily for HS2 and is no longer required for the railway, it will be sold subject to what are known as the Crichel Down Rules.  

Where the Crichel Down Rules apply, former owners will, in many cases, be given first opportunity to repurchase the land at the current market value. Further details on Crichel Down Rules can be found here: www.gov.uk/guidance/crichel-down-rules-on-land-ownership. 

What will happen to a property that has been acquired for Phase 2 but is no longer needed?

The Government is thoroughly reviewing the position for Phase 2a and Phase 2b West before setting out further detailed plans in due course.  

Any land or property acquired for Phase 2b East that is no longer required will be sold in line with Treasury rules through a disposal programme, to start open market disposals in 2026. The DfT will prioritise selling properties where tenancies are already ending naturally.  

The Phase 2b East disposal programme is being managed by DfT and a separate Delivery Agent. 

HS2 will continue to manage properties on Phase 2 on behalf of DfT. 

What will happen to land and property that has been acquired temporarily for Phase 2a but is no longer needed?

Some land that was acquired on a temporary basis, has been identified by DfT as suitable for hand back — either because works are complete, or no future works are planned. Handing back these areas will not affect future decisions the Government may take. 

Other land, including that permanently acquired, is still under review by the DfT and more detailed plans will be set out in due course. 

Can I register my interest in buying land or property once HS2 Ltd is able to sell?

HS2 doesn’t have a waiting list or allow people to register interest in advance for land or property. Any disposal will be listed through local estate agents and on the open market, making sure the process is fair and transparent for everyone. 

The Phase 2b East disposal programme is being managed by DfT and a separate Delivery Agent. DfT doesn’t have a waiting list or allow people to register their interest in advance for properties on Phase 2.  All properties will be sold on the open market, making sure the process is fair and transparent for everyone. 

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