Guidance

HS2 prolonged disruption compensation scheme

Updated 4 July 2025

Details

The prolonged disruption compensation scheme is for those particularly affected by the main construction phase of HS2.

It complements a wider package of environmental controls set out in the HS2 Phase One environmental minimum requirements that include, amongst other controls, prior consent for noise through the Code of Construction Practice and local compensation measures if required through the small claims scheme.

The policy adds to the noise insulation and temporary re-housing measures set out in information paper E23: control of construction noise and vibration. It  modifies and enhances those measures to include a compensation package that will:

• give people greater choice to remain in their homes
• help avoid the disruption of being temporarily re-housed
• support them with cash compensation to provide alternative respite from such works

In special circumstances, it will give owner occupiers of residential dwellings the option of requiring the Secretary of State to buy their property.

The prolonged disruption compensation scheme is open to both those who own and rent their homes, on the principle that disturbance from construction makes no distinction on the basis of tenure. Nor does it include a ‘no prior knowledge’ date, as disruption may affect different properties at different times over the construction phase.

Scheme review

As the PDCS approach is novel, HS2 Ltd committed to review the workings and assess the effectiveness of the alternative scheme.

The review, which has now been completed, concluded that:

• PDCS appropriately fulfils the obligation to provide a remedy for severe and prolonged disruption
• noise remains an effective proxy by which to measure the level of disruption

However, the review highlighted 4 areas for further consideration:

• the wording of the scheme in respect of severity of disturbance
• review of the government property purchase threshold
• consideration of a parallel, more flexible/broader proxy for disturbance
• review of the ‘exceptional circumstances’ policy element to consider offering mitigation or other reasonable adjustments

HS2, in consultation with the Department for Transport, have considered these recommendations and has made a number of changes to the current scheme. This guidance reflects the recommended changes to the scheme.

Introduction

HS2 is Britain’s new high-speed railway connecting London and the West Midlands. We (HS2 Ltd) are the company set up by the government to design and build the railway.  

This guidance outlines the prolonged disruption compensation scheme (PDCS) that is in place for those particularly affected by construction works during the building of HS2.

HS2 Ltd is committed to caring for the communities where we’re working. Across the scheme, HS2 Ltd’s approach to reduce the disturbance of residents impacted by construction works is set out in the HS2 Code of Construction Practice (CoCP).

This guidance forms a component of the HS2 Environmental Minimum Requirements (EMRs) and sets out control measures and standards of work which shall be applied by contractors throughout the construction period. This ensures that the likely significant construction effects that are reported in the environmental statement (ES) will either be avoided or mitigated. 

The PDCS adds to the noise insulation and temporary re-housing measures set out in Information Paper E23: Control of Construction Noise and Vibration. It modifies and enhances these measures to include a compensation package that will:

• give people greater choice to remain in their homes, help avoid the disruptive effects of being temporarily re-housed and be supported with cash compensation to provide some alternative respite from such works
• in special circumstances, give owner occupiers of residential dwellings the option of requiring the Secretary of State to purchase their property

This guidance explains the key parts of this scheme. For further information on how the temporary re-housing and prolonged disruption compensation schemes work please read our Guide to temporary rehousing and the Prolonged Disruption Compensation scheme - HS2.

If you have any questions or are worried about how these schemes may work, please contact the HS2 Helpdesk on 08081 434 434, who can provide more information.

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Who qualifies for the scheme?

To qualify for the scheme, you need to be a resident or tenant currently living at a property affected by HS2’s construction noise.

If you will be affected by HS2 construction noise which exceeds the thresholds and criteria we have set, you will have a choice between receiving cash compensation to stay in your home or to be temporarily re-housed.

We will contact you in advance of the construction works to discuss your options. We will explain the choices you have. We will also help you understand the construction works, when we will be noisy – during the day or at night, weekdays or weekends - and over how many weeks.

If you decide to stay in your home and receive compensation, you must also have noise insulation installed. If you have not already been offered and had HS2’s noise insulation installed, we will also offer this to you ahead of the works.

Amount of compensation

When we contact you to discuss your options, we will let you know how long the works will last and the amount of cash compensation we will pay.

The amount of cash compensation you will receive depends on:

• the average rental value for the council tax band of your property in your local authority area, as determined by HS2 Ltd on advice from a property expert to ensure they are locally relevant
• the length of time we predict you will experience noisy works

The total amount of compensation paid will not exceed £50,000 in Greater London, or £30,000 outside Greater London.

Who receives the compensation?

The compensation is calculated for the whole property, not the number of people living in it. Therefore, we would normally arrange the compensation to be paid to a person named on the tenancy agreement or the leasehold or freeholder owner occupier.

If the eligible property consists of multiple tenancies, the amount of cash compensation will be divided equally.

We will ask you to confirm that you are currently living at the property and your legal entitlement to be there. You may also have to provide evidence that your tenancy or property ownership covers the affected period.

Timings of payments

We will pay this money to you on a monthly basis for each month or part where you are eligible.

If I take cash compensation, can I ask to be temporarily re-housed later?

Yes. You can ask HS2 to temporarily rehouse you after the works have started. We will continue to pay you the cash compensation until you move into the alternative accommodation.

Likewise, if you are temporarily rehoused, but would like to move back to your home whilst it is still noisy, you will be eligible for cash compensation under the scheme from when you move back home.

You cannot be temporarily rehoused and receive cash compensation at the same time.

If you’re on state benefits

If you are receiving benefit payments from the Department for Work and Pensions, you should check with them whether the cash compensation would affect your benefits.

Selling your home to the government

Although HS2 will seek to minimise construction noise wherever possible, this policy enables you to ask the government to purchase your property where you are entitled to be temporarily rehoused for at least 3 months in one go.

When we contact you to explain your eligibility to be temporarily rehoused or receive cash compensation, we will explain if your property is forecast to have more than 3 months of significant noise. In this case, we will explain more about how the government can buy your property and what you need to do to apply for this.

If you decide to take up the offer of the government purchasing your property, you can also ask to be temporarily rehoused, or to receive the cash compensation before your property is sold.

Exceptional circumstances

HS2 is very aware of the issues that building a new railway can cause people who live nearby.

In some instances, we recognise that some residents near the HS2 route may not be adequately protected by the range of control measures and standards of work which are applied throughout the construction period. They may need assistance despite not meeting the eligibility criteria of this policy.

If you believe there are exceptional circumstances which mean you are impacted by our activities, you should contact our helpdesk or community engagement teams. HS2 Ltd may consider providing alternative discretionary help to you on a case-by-case basis, based on evidence provided of the specific exceptional circumstances of your case.

Noise insulation

HS2 Ltd recognises that in certain circumstances and despite accepting noise insulation, it may not be possible for it to be installed. For example, consent may not be achieved for such measures in a listed building. In such cases, the compensation set out in this policy will be considered on an exceptional basis.

Contact

Email HS2enquiries@hs2.org.uk

Freephone: 08081 434 434

Minicom: 08081 456 472

Alternatively you can write to us at:

HS2 Community Hub
High Speed Two (HS2) Ltd
Two Snowhill
Snow Hill Queensway
Birmingham, B4 6GA