HS2 cut short: what the West Midlands–Leeds cancellation means for property owners
As landowners face new options following the HS2 Phase 2b eastern leg safeguarding removal, the CLA warns of compensation risks and calls for equitable repurchase terms
On 17 July, the UK Government announced that it was lifting the safeguarding on the majority of Phase 2b eastern leg of the High Speed 2 (HS2) rail network, which covers the route between the West Midlands and Leeds. This decision effectively ends years of uncertainty for landowners affected by the now cancelled section of the project.
The announcement marks the official end of this part of HS2, and also means that property schemes such as the rural support zone, express purchase, rent back, and need to sell along the former Eastern leg have closed. Existing applications still will be reviewed on a case-by-case basis.
In addition to the removal of safeguarding, it has meant HS2 is now able to initiate a programme to dispose of over 550 properties along this route that are no longer required.
Properties are expected to enter the open market in 2026. Before then, former owners whose property was acquired under statutory provisions will be given the opportunity to repurchase their properties at the current market value.
The justification is that the government and HS2 will be ensuring value for money for the taxpayer and avoiding disruption to local property markets.
Lobbying for property owners
The CLA has and will continue to push for properties to be offered to the former owner at the original agreed price. The point has been made that treating individuals fairly will avoid expensive disputes and inflated compensation claims (injurious affection and severance) where land cannot be purchased back on reasonable terms.
The government took the opportunity to again highlight its lack of confidence in HS2’s schedules and costs, but unfortunately safeguarding on the cancelled western leg which runs between Crewe and Manchester hasn’t been removed.
As the government continues to review plans for Northern Powerhouse Rail, the CLA will continue to lobby on behalf of members to ensure that they are fairly treated and to limit any adverse impact of HS2.
The full government announcement can be viewed here.
