Euston community forum 24 January 2013 Questions submitted by forum members

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1 Community Forums are intended to provide an opportunity for local representatives to raise issues of importance to them and to reach consensus on preferred mitigations for HS2 Ltd. Attendance at a Forum does not indicate support by these groups for the scheme. HS2 Ltd hosts and attends Community Forums, and has undertaken to record and publish issues, questions, actions and requests raised during these events on their website. The matters raised by forum members are their views, and publication by HS2 Ltd should not be construed as acceptance or agreement with the sentiments expressed. Euston community forum 24 January 2013 Questions submitted by forum members Community forum question Safeguarding 1. We would be interested to know what determined the decision to draw the boundaries of the Safeguarded Area in their present position. 2. Would you please explain the reasoning behind the choice and positioning of the red safeguarding zone in Camden having regard to the logic of fair compensation arising from construction blight. What may be rational from an engineering point of view seems to pay no heed to the property blight and social impacts of the scheme. 3. Why have Drummond Street, Euston Street and Stephenson Way been included in the Safeguarding Zone? From what compensation schemes will residents and businesses abutting these streets be able to benefit? Information available from HS2 Ltd The extent of the draft safeguarding zone has been prepared in order to safeguard the land needed for the construction and operation of the new railway. A multi-disciplinary team within HS2 Ltd produced them. They identified land which we currently believe we may need to use to build or operate HS2 and which we therefore wish to protect from conflicting developments. The boundaries were therefore drawn with engineering and construction considerations in mind, rather than as a means of providing compensation to those affected. The proposals set out in the Property and Compensation Consultation have been developed by the Government in knowledge of the above approach to safeguarding. See response to question 1 above. Where the proposed new platforms take up the properties and roads in these streets, they have been included in the zone. In the western part of these streets, it is the roads that are in the zone to protect HS2 s possible need to use them. The proposed compensation would cover those properties in the zone. Eligible residents outside the zone will be entitled to apply for hardship. We held a meeting on 22 nd January 2013 with businesses to see how possible impacts could be reduced. 1

2 4. What provision has been made to ensure that businesses are protected and can continue to function without detriment in safeguarded zones. Drummond Street and Parkway spring to mind. 5. The gardens at 1-6 Mornington Crescent have been included in the Safeguarding zone. The owners have raised three questions (they state that they have received no information from HS2): HS2 Ltd is working with London Borough of Camden on a business group to identify impacts on businesses and proposed mitigation measures. Hs2 Ltd met with Drummond Street traders on 22 January and the suggestions and actions from this meeting will be fed into the work of the business mitigation group. The gardens have been included as HS2 Ltd. may need access to build a retaining wall. This work could take around 6 months. The owner occupiers would be entitled to compensation. (i) why have their gardens been included? (ii) what is the worst case scenario? (iii) to what compensation will they be entitled? 6. The properties at Parkway have been included in the Safeguarding zone. Presumably, the worst case scenario is that all these properties will be demolished. To what extent can this be ameliorated by the construction of the portal? What is the current assessment of the impact? It is correct that these properties are currently in the draft safeguarding zone. This is because HS2 Ltd would wish to be aware of any proposed developments in this tightly constrained area. The draft safeguarding zone is subject to change, as the design in this area continues to evolve. We are having meetings with these residents and will continue to update them and the forum as more design information is available. Currently, it is not intended to demolish these properties. 2

3 7. Residents are concerned that the area will be affected by 15 years of planning blight. No property purchased after 10 January 2012 can benefit from the Long Term Hardship Scheme. No property owner can apply until the new line has been open for 1 year (2027) for Part 1 compensation in respect of the physical impacts of the railway on their property. Confidence will be affected by the government s recommendation that in response to any inquiry by a prospective purchaser, Camden LBC should reveal on any Land Charge Register Search the fact that the property is within 200m of an area of surface interest to HS2. It is a legal requirement that the extent of the Safeguarding zone must be entered onto the local Council s planning application list. The Government believe that the safeguarding provisions should be revealed to prospective purchasers so that they are aware of the extent of the zone and the land within 200 metres of the surface interest shown shaded on the safeguarded plans. To help both buyer and seller the Government suggests that, in response to the purchaser s searches, councils respond advising whether: (a) the property is/is not within the limits of land subject to consultation for HS2; and (b) the property is/is not within 200 metres of an area of surface interest for HS2. It is anticipated that the entry will be made once the Secretary of State confirms the extent of the Safeguarding zone, which is likely to be in Spring this year. When will an entry be made on the register that a property is within 200 metres of the track? 8. In order for us to better understand the scope of the compensation provisions and help us to comment meaningfully as part of the current consultation would you please supply us with a list of all the individual addresses in the safeguarded zone and individual addresses 120 m from the line of route. If you are unable to do this as was stated at the steering group meeting, would you please give a cogent reason for your refusal. (reason given at SG it is not relevant. HS2 Ltd has provided maps of the proposed safeguarding area which clearly show the properties and streets in the proposed safeguarding area. 9. HS2 Ltd to look into reason why the Secretary of State for Transport has ultimate responsibility for Safeguarding directions. The Secretary of State for Transport has overall responsibility for safeguarding directions and for the protection of the land and property required to deliver HS2. 3

4 Advance purchase, home loss payment and disturbance 10. The maximum homeless payment is 4,700 for social tenants and 47,000 for home owners. When were these figures set? 11. The Land Compensation Act 1973 was enacted when private tenants enjoyed security of tenure. What compensation is available to private tenants most of whom will occupy their homes under assured shorthold tenancies, albeit that they may have lived there for many years? 12. Clarification is sought as to the circumstances in which any compensation will be paid to (a) the freeholder; and (b) the leaseholder. 13. Is the compensation restricted to loss of property value or is any compensation offered to compensate for nuisance suffered during the construction works? This relates to noise, air pollution, lack of access, loss of community facilities, etc. The current figures for the home loss payment were set in 2008 and go up and down depending on the national house price indices. However, as the indices have not returned to their 2008 levels, the home loss payment has not gone up since then. These rates are reviewed annually by the Department for Communities and Local Government. To qualify for a home loss payment: You must have lived in the dwelling, or a substantial part of it, as your only or main residence, for a period of not less than one year ending with the day you have to move out; and Your interest or right to occupy the property was freehold, leasehold, statutory tenancy or restricted contract under the Rent Act 1977, or a right to occupy under the terms of your employment or under a licence where secured tenancy or introductory tenancy provisions apply. Any compensation paid would be dependent on the interest held in the property. For residential property more information can be found in Compulsory purchase and compensation booklet 4. Property compensation law sets the basis of Compensation. The impacts of construction are considered in the draft Environmental Statement, which is coming out later this year. Although the current consultation does not stretch to construction matters, we want to reassure you that the Government has committed that contractors delivering HS2 will be required to work within a strict Code of Construction Practice (CoCP), which will set out how construction of HS2 will be managed and how we propose to mitigate the adverse effects which the construction will have on surrounding land. This will include proposals to implement a procedure for escalating any complaints and to operate a small claims procedure relating to physical damage to property. There will be an opportunity to formally comment on the CoCP during the public consultation for the Environmental Statement expected in spring

5 14. Will any compensation be offered to mitigate the impact of the construction works? For example, will grants for double or secondary glazing be offered? Such grants would be available if HS2 were a highway being built. Why are such grants not available for the construction of a railway? Voluntary Purchase Zone (VPZ) 15. Were we to be living north of the M25, any property with 120 meters of the centre of the new line would be entitled to benefit from the VPZ (see p.15 of the Compensation Consultation). HS2 have informed Camden Cutting: The Government considered extending the VPZ to more urban areas. However, such a corridor would encompass homes a number of streets away from the proposed line where the impact of HS2 is likely to be negligible. ( ) There are houses between you and the track. (Surma Centre, ) (This is not true of houses in several streets facing the railway). We may consider grants for the installation of double glazing at a later stage in the project, but this matter is not part of the property compensation consultation. The Government s proposal for a Voluntary Purchase Zone (VPZ) is set out in the property compensation consultation document in sections 2.12 to 2.23 (page 15 onwards) In this document, the Government recognises that the property market beyond the safeguarded area is, and will continue to be, affected until the railway is built. The Government considers that the impact on people s ability to sell their property will be felt further away (from the line) in rural areas than in more urban areas. The proposal is to apply the VPZ in rural areas excluding deep-bored tunnels, the area within the M25, and the area towards central Birmingham to the west of the Delta junction at Water Orton. The Government is following the precedent set by HS1. If you would like to comment on the proposed VPZ, please respond to the consultation by 31 January Are there any other relevant factors which HS2/DfT suggest justify this disparate treatment? 5

6 16. Limiting the VPZ to country areas only and excluding Urban areas from VPZ relief when clearly blight in urban areas affects far more individuals per sq meter is irrational and unfair. No scientific methodology or practical evidence has been presented by HS2 or the DfT as to why this restriction been imposed. Please would you supply peer reviewed evidence rather than bare assertion to justify HS2 s position. 17. Would you please supply the cost of compensating all properties in Camden should a 120m VPZ (Voluntary Purchase Zone) be instituted in LBC. Long term hardship scheme 18.How many applications have been made under this scheme in Camden? How many have been successful? Please see response to the question 15 above. The Government is not currently proposing to implement a VPZ in urban areas., HS2 Ltd has therefore not estimated compensation costs for policies that are not proposed to apply If you would like to comment on the proposed VPZ, please respond to the consultation by 31 January Information about the current Exceptional Hardship Scheme (EHS) is available on the HS2 Ltd website at This includes an analysis of applications received. 6

7 19. What are the current statistics nationally? Received EHS Applications Analysis Analysis of EHS applications received Number of applications received 418 Number of applications which are reapplications 112 Number of applications withdrawn by applicants 10 1 January 2013 Average time in weeks for a decision under the final panel (excluding waiting time for additional documentation requested by the Secretariat 6.81 Number of applications accepted under the EHS 100 Number of applications rejected under the EHS 284 Number of applications pending a decision 24 Number of formal offers accepted by applicants 83 Number of purchases which have completed 65 Number of properties rented out 50 Total values of those properties where purchase completed 38,671, There is a cut-off date on 10 January 2012, premised on the principle of no prior knowledge. Is it accepted that the safeguarding zone has changed since the proposals for HS2 were first published? In such circumstances, on what basis is it contended that this principle is equitable? HS2 Ltd does not have a geographic breakdown of applications received in London Borough of Camden as we do not categorise application details in that way. The safeguarding zone has not yet been confirmed. In the main, this would be taken to mean whether they purchased their property before March 2010, but there are a number of reasons why this would vary in some cases. For example, if the route has moved in a certain area since March 2010 or if an applicant could prove that they purchased the property after this date without any knowledge. (e.g. their local authority did not inform them) of the proposals. 7

8 21. To what extent is it envisaged that owners in the Euston area be able to benefit under this scheme? An example: Para 4.8 of the HS2 property consultation document outlines the proposed 'effort to sell' criteria and states: Under the proposed long term hardship scheme, there is no geographic limit for applications. Only residential or small business owner occupiers (leasehold or freehold), mortgages or representatives of a deceased person that was an owner occupier, can apply. If accepted under the long term hardship scheme, property owners would receive the un-blighted open market value of their property please note home loss or disturbance compensation is not payable. "To take account of the difficult market conditions currently being experienced across the country the property will need to have been on the market for at least 12 months prior to an application being made with no offer received within 15% of its unblighted, open market property price". HS2 staff wrote (in response to a question submitted before a meeting with Camden Cutting Group). "By this we mean 15% of its realistic asking price. if the Government agrees to buy your property under the long term hardship scheme it will pay its full market value at the time.. " 8

9 Questions: a) Is it recognized that the no prior knowledge rule will bake the blight existing owners will not be able to sell, move or remortgage their properties? b) Why is the scheme based on the personal circumstances of the applicant? Surely the purpose of a compensation scheme is to prevent property blight in general? c) Has any estimate been made as to the number/percentage of applicants who will be able to satisfy the personal hardship test in the Euston area? d) The 12 month effort to sell rule seems unreasonable given the 15 years timescale for HS2. a) If someone purchased a property now, they may not be able to prove that they did not have prior knowledge of HS2 and therefore may not qualify under the proposed scheme. The scheme is intended to help existing home owners who want to sell and who are in hardship, not incoming buyers. b) The purpose of the long term hardship scheme is not to prevent property blight. We recognise that generalised blight already exists. The scheme is proposed to help deal with some of the effects of blight, in cases where people have a need to sell and would suffer hardship if they were not able to. c) No. It is not possible for the Government to predict this and it is not for the Government to pre-determine or predict what types of people will qualify and what those circumstances might be. It is for property owner occupiers to decide whether to apply and why. It is for the applicant to prove hardship. d) Please see response to e) below. e) Why should the scheme only be triggered by a 15% loss? If the unblighted open market price is 500,000 this suggests that if the owner receives an offer of 450,000 they would not be able to refuse this and turn to the Government. e) The blight criterion under the proposed long term hardship scheme. The purpose of the criterion would be to ascertain whether it is HS2 more than any other reason that the property has not sold. This is a reference to the efforts to sell. Compensation experts have advised the Department for Transport that in the current market many sellers will reduce the asking price of their properties by up to 15%. The 15% threshold is simply to show an applicant has not been able to sell at a realistic price. The successful applicant would receive 100% of the unblighted market value of the property, not 85% of the unblighted market value. 9

10 f) How can the "unblighted open market price" be "the realistic asking price? Surely the realistic asking price is the price someone will pay for a house near the construction work etc. This is the blighted market price, not the unblighted price. f) The realistic asking price refers to what a rational seller of a property would market (advertise) the property at, having taken into consideration the marketing proposals of recognised, local estate agents. It would be reasonable for vendors to have taken more than one estate agent s view into account in normal circumstances. Based on the information provided in the application and what is gathered from the marketing agents, the panel would form a view on whether the property was being marketed at a reasonable asking price. This is not the same as the un-blighted open market value. The value is what the property is worth i.e. what someone would purchase it for. It is very common, particularly in the current market for properties to sell for less than they are marketed. g) When is the full market value at the time? Which time? h) The general view is (i) this is the only scheme from which most people will be able to benefit in the Euston area; and (ii) the Hardship Scheme wll not alleviate blight, but will rather entrench it. Is the property bond scheme one which the DfT is still willing to give serious consideration? g) The valuation date would be the date when a successful application was received by HS2. Valuations would be undertaken by recognised RICS accredited chartered surveyors. These professionals are qualified to provide an accurate valuation of market value, without the blight of an infrastructure project, at a certain date in time. h) i) No this is not correct. The advance purchase scheme (streamlined statutory blight procedures), sale and rent back and later part one compensation payments would also apply to the area. (ii) Information about how the property bond scheme was considered for HS2 is included on page 5 of the property compensation consultation document. In summary, the lack of supporting evidence and the risk of leaving affected property owners unprotected, combined with the significant financial risk that a bond would impose on the taxpayer, means that the Government does not consider it appropriate to take the proposal of a property bond any further. 10

11 Social housing and private rented housing 22. Is any social housing to be demolished outside the Euston area? If so, how much? Or is this a Camden issue? 23. It is understood that 216 (of which 180 are council properties) are at immediate risk from HS2 in the Euston area with a further 264 at potential risk due to their proximity to the route. Are these figures correct? It is true that the vast majority of affected council tenants are in Camden. Currently the HS2 design also affects a social housing estate in Birmingham, and a framework is being drawn up with Birmingham City Council. HS2 Ltd is working with London Borough of Camden to find out how many people need to be rehoused. We acknowledge that 216 flats are at immediate risk from HS2 in the Euston area. Of these, London Borough of Camden s housing team has told that there are 182 flats in Ainsdale, Eskdale and Silverdale which will be lost, plus other Council owned properties within Melton and Cobourg Streets. Of these 182 council properties, 46 are right to buy properties and 136 occupied by council tenants. The other properties at risk include 20 flats at Stalbridge House and 11 flats in Euston Street and Cobourg Street, (four at Euston Street and seven flats at 3 Cobourg Street). We acknowledge that, in addition to the 136 Council tenants, there are other residents who may need to be temporarily rehoused, and we are working on the Environmental Impact Assessment (EIA) to establish the facts on this. The ES is currently being drafted and we will share more information with you when it is available. 24. Chapter 6 is devoid of any substantive proposals for the provision of high quality replacement social housing. Is there going to be any further consultation when such proposals have been identified? Yes, it is intended that any proposals will be consulted on. 11

12 25. At the last meeting, Frank Dobson MP proposed the following: all tenants, leaseholders and owneroccupiers will get genuine, suitable alternative accommodation all such homes should be in the neighbourhood, if that is what the people command all Council tenants would remain tenants of London Borough of Camden, if that is what they want London Borough of Camden would remain the landlord of existing leaseholders, if that is what they want alternative homes should be provided straight away and no one should have to move to temporary accommodation nothing would affect anyone s security of tenure neither rents nor service charges should be higher than if they hadn t been forced out of their homes. Has DfT/HS2 made any response to these proposals? 26. Are council tenants who have exercised their right to buy and occupy their homes as long lessees of Camden LBC to be treated as social tenants? 27. Estimates have been made that the unblighted value of a two bedroom flat in Ainsdale/Silverdale/Eskdale is k, whereas replacement accommodation in the area is likely to cost k. What provision is DfT willing to make for these residents? The proposals put forward by Mr Dobson have been incorporated by London Borough of Camden into a Housing Mitigation Principles paper, which was sent to HS2 this week for HS2 s and DfT s consideration. Right to buy long leaseholders and those long leaseholders who have bought their flat from a former right to buy owner are treated as owner occupiers (assuming their leases are longer than 3 years). It is not proposed that they will be treated as social tenants. This issue is not currently covered in the property compensation proposals and so we suggest that you raise this as part of your consultation response by 31 January

13 28. Will disturbance payments (to cover relocation costs) be payable to social tenants who are displaced by HS2? 29. Will the landlord being able to maximise any compensation that they receive by evicting any tenants and securing vacant possession? 30. In respect of any internal damage to tenanted properties (tenants fittings), will the tenant be required to seek a remedy against their landlord or the freeholder? Business community 31. It is understood that there are 20 business premises in the Safeguarded area which stand to be demolished. Other traders in the Drummond Street area will be seriously disrupted. What consultation has there been with the local business community? Yes, social rented tenants will be entitled to reasonable disturbance payments which will include reasonable relocation costs. Landlords would not be eligible for advance purchase as they are not residential owner occupiers. Once the Department of Transport has secured Royal Assent for the construction of HS2, it will have the power to acquire Landlord s properties and they will receive compensation for their property. This matter is outside the scope of the Property Compensation Consultation. There are a number of businesses within the overall safeguarding area. With particular reference to Drummond Street, HS2 Ltd met with several business traders on Tuesday 22 nd January We will continue to hold meetings with the business community to identify impacts and areas of concern and determine whether they can be addressed through the work of the business mitigation group coordinated by HS2 Ltd and London Borough of Camden. Is any further consultation proposed? Settlement 13

14 32. There has been a history of settlement in Park Village East and Mornington Terrace which is believed to be linked to the landfill when the line was constructed in the C19. Some properties have been affected by subsidence. There are concerns that properties may be further undermined by the construction works. Similar concerns are held by those in the Drummond Street area where the roads are not suitable for heavy construction traffic. Are there any measures to reassure these owners? Is there any reason why they should not be treated as properties above tunnels? 33. Are we correct in our assumption that the properties in Mornington Terrace which have not been included in the Safeguarding zone for subsurface interest will not benefit from this scheme? Other matters 34. Will Camden LBC be offered any compensation to implement mitigating measures, such as a highways scheme? 35.Has DfT given any consideration to a community fund, whereby HS2 would offer some collective compensation for the disruption caused to the local community? This could also compensate for temporary loss of amenities such as the tenants hall in Ampthill Square, open spaces, and restrictions on access. The proposal to treat certain houses as properties above tunnels was based on the assessment of HS2 Ltd s engineers as to the expected effects of works near to these houses. Properties subject to similar, significant effects of engineering works would also be treated in the same way. The current proposed policy is that eligible properties in the sub surface safeguarding zone would receive before and after surveys and settlement deeds. You can respond to the consultation by 31 st January 2013 suggesting properties on Mornington Terrace should be entitled to the properties above tunnels proposals. This is a matter for the London Borough of Camden to raise with the Secretary of State and Department for Transport. We suggest that these issues could be added to your consultation response. 14

15 36. There do not seem to be any general proposals to reassure the local property market, namely to compensate owners for any drop in the value of their properties. Property prices will be most severely blighted during the period of construction works. However, the fear of what is to come will also blight the market. Are we wrong on this? If so, what measures are available? 37. A general principle of land compensation is one of equivalence. Is it accepted that no owner of land in the Euston area should be worse off as a consequence of HS2? 38. Does DfT stand by the commitment made by Philip Hammond (20 December 2010) that no individual should have to suffer significant financial loss as a consequence of HS2? What is meant by significant? 39. Is it accepted that the compensation measures should be premised on the worst case scenario? This then provides the backdrop against which any mitigating measures can be considered. 40. If no such compensation is to be offered, is it accepted that this will lead to planning blight? Past experience of large infrastructure projects has shown that the effect on local property markets is at its highest during the planning, design and construction phase of a project. Generally as more scheme detail becomes available the blight lessens. Once a project is built and in operation the local property market tends to return to normal as the actual impacts are less than was first feared. The current consultation proposes policies for property compensation based on existing laws and established practice with large infrastructure projects. The Government has said that once a project is built and in operation the local property market tends to return to normal. The purpose of the Government in putting forward the policies for consultation is providing good support for property owners affected by HS2 while protecting the interests of tax-payers who will ultimately pay for compensation. HS2 Ltd is the agent of the Department for Transport delivering HS2. As such, we are not in a position to comment on statements made by previous Secretaries of State. This question should be addressed to the private office of the current Secretary of State or your MP. Any compensation paid in relation to property is assessed on an individual basis taking into account the circumstances of the claimant and the effect the proposals have on their interest. If mitigation measures are put in place then benefits from these will be taken into account when agreeing compensation. Generalised blight, any reference to blight which is non-statutory, is susceptible to changes over time and to a number of factors, both external and project related. It is, however, recognised that the execution of works may impact on a decision to purchase a property that is deemed as blighted by the route. Statutory blight on HS2 will only arise when a Safeguarding Direction has been issued by the Secretary of State. 15

16 41. Has there been any discussion between HS2 and Camden LBC to discuss measures to mitigate the impact on properties owned by Camden (i.e. the flats in Mornington Street or in Ampthill Square which overlook the line)? 42. The Crown Estate Commissioners are a major landowner on the area. What liaison has there been with the CEC? 43. Would you please confirm the figures in the HS2 budget for a) Compensation across the route b) Mitigation measures across the route c) Compensation in LB Camden d) Mitigation in LB Camden. 44. Would it be fair to say that HS2 has sought to tightly ring-fence cause HS2 and effect Blight, too tightly in order to protect its own budget and therefore preserve its own BCR (Benefit Cost Ratio) If not please explain why this view is wrong. 45. Would it be fair to say that because individuals are being poorly compensated they are suffering a personal loss in order to reduce the cost of building this infrastructure as well as contributing to its cost as a taxpayer and possibly through additional local taxes in Camden as well. If not please explain why this view is wrong. HS2 Ltd is working with London Borough of Camden to see what the extent is of the effects on Council owned properties We will rely on evidence from the Environmental Impact Assessment (EIA) to support this. The EIA is currently underway and we will share more information with you when it is available. The HS2 Ltd property team continues to liaise with the Crown Estate Commissioners and their representatives Cluttons. The last meeting was on 28 th November 2012 to discuss the safeguarding zone and what Crown Estate interests are in the draft safeguarding area. The Government has estimated that the net cost of property acquisition and compensation for the first phase of HS2 is 1.3 billion. This is a figure estimated for planning and approval purposes for phase 1 as a whole and is not broken down by region, county or London Borough. The extent of the draft safeguarding zone has been prepared in order to safeguard the land needed for the construction and operation of the new railway. The Government s aim is to propose good support for property owners affected by HS2 while protecting the interests of tax-payers who will ultimately pay for compensation. In considering the line of route HS2 was careful to minimise the numbers of individuals, homes and businesses that would be affected. 16

17 46. What additional compensation provision has been envisaged to cover the consequential loss to the quality of life in the remaining community from the over station construction works at Euston after the station has been built. Both Philip Hammond and Norman Baker have publicly expressed the expectation that huge financial contributions will be garnered from over station development at Euston. Please would you let us have any HS2, DfT or other studies which estimate the value of this development. Would you let us have copies of any studies that estimate the blight cost compensated or uncompensated that would should be balanced against these gains. 47. Please explain if Community compensation has been considered for Camden. This form of compensation has been used in areas where windfarms are to be located and generously compensate the community as a whole. 48. Has any impact assessment been prepared to accompany the consultation? 49. Has any assessment been made as to the overall cost of HS2 through blight, namely the reduction of property values? In particular, has any assessment been made of the cost in the Euston area? If so, what is this estimate? In March 2012, we were told that an allowance of 960m has been made for land compensation costs and 250 for environmental mitigation costs. Do these remain the best estimates? How much of these estimates relate to Camden/ Euston areas? The community forum on 24 January 2013 is being held to address the community s concerns that HS2 Ltd had not done enough engagement around the property compensation consultation. We are therefore focussing on property compensation consultation matters at this forum, so we are unable to address this question on 24 January. This is a matter that should be raised with your local MP or through your consultation response, if you believe it is a measure that could be implemented. HS2 Ltd is carrying out a draft of the Environmental Impact Assessment and a draft Environmental Statement will be available for consultation in Spring The Government commissioned an analysis from property experts CBRE on the impact of HS2 on the property market between the announcement of the HS2 route in March 2010 and the publication of that report in December This acknowledged that generalised blight is susceptible to changes over time which can be due to project related or external factors influencing the community and the market. These changes can be significant and have a potentially far reaching impact for property owners. The Government s estimated property acquisition and compensation cost is 1.3 billion overall for phase 1 of HS2. 17

18 50. Will HS2 compensate Camden LBC fully for the additional costs occasioned by HS2? Or will a burden fall on the community charge payer? 51. Has an Equality Impact Assessment been carried out? If so, please provide a copy. If not, please provide a copy of any screening exercise. 52. What diversity issues have HS2 considered relevant as to Funding of HS2 Ltd is a policy matter handled by the Department for Transport. HS2 Ltd has carried out an equalities screening for the property compensation consultation, and we will continue to do this for future consultations. Our obligation as a public authority is to give due regard to relevant equality needs. We adhere to the Cabinet Office Consultation Principles 2012 and focus on making information useful and accessible. Please see response to question 51 above. (i) how the consultation should be conducted; and (ii) the impact of the proposals on Euston s diverse communities? 53. It is understood that the current estimate for construction period is and that Phase 1 will open to passengers in Is it still envisaged that the new station at Euston will open in 2026, or will Old Oak Common be used as an interim terminus for London? If so, what is the best estimate as to when (i) the new station at Euston will open; (ii) the above station development will be completed? 54. How are the works to the new station at Euston to be phased? For what period of time will works be executed to the area to the west of the station (abutting Cobourg Street)? This matter is outside the scope of the property compensation consultation. This matter is outside the scope of the property compensation consultation. 18

19 55. Will works affecting the Camden Cutting area be restricted to the core working hours of to (weekdays) and to (Saturdays)? If not, what is the worst case scenario? 56. Residents in the Drummond Street area have similar concerns. In order to minimise the running of existing lines, will works be executed at night, over weekends and over holiday periods? Has any land been safeguarded for the possibility of Cross Rail 2? 57. Will the following be closed? If so, for how long (the worst case scenario) and when? Parkway (by the Portal) Mornington Bridge Granby Terrace Hampstead Road Bridge 58. Camden Cutting have been told that that the works affecting the Camden Cutting are likely to be in the second major phase of construction work, beginning around 2020 and lasting around three to four years ( ). Is this the worst case scenario? 59. Why have important elements of the design of HS2 been withheld from the Local Authority and Community Groups when this information might better help them to understand the compensation process and inform mitigation. This matter is outside the scope of the property compensation consultation. This matter is outside the scope of the property compensation consultation. This matter is outside the scope of the property compensation consultation. This matter is outside the scope of the property compensation consultation. This matter is outside the scope of the property compensation consultation. 19

20 60. In densely populated communities such as Camden why has uncompensated loss not been included in the HS2 business case. Loss due to the 8/10 year construction period of the Euston Station and the subsequent impact of years of over station development will affect the lives, welfare and businesses of many hundreds of thousands of people. This economic and social impact is not accounted for in the HS2 business case as a loss against perceived benefits of HS2. Would you explain why? 61. Would you please supply a copy of all studies done by or for HS2 or the DfT to assess the scale scope and cost of blight in Camden outside the area covered by the currently proposed scheme. 62. Why are HS2 withholding information that has been requested by the Local Authority and community groups which they need so that they can better contribute to the consultation process. This matter is outside the scope of the property compensation consultation. This matter is outside the scope of the property compensation consultation. This matter is outside the scope of the property compensation consultation. 20