People affected by the expansion of Heathrow deserve fair compensation. That is why we have set out our plans to compensate those who stand to lose their property or are likely to be significantly affected by aircraft noise. Details of our proposed compensation and noise mitigation schemes are set out below.
These compensation and mitigation proposals will be consulted on in detail as part of the planning process over the next few years. Residents will be able to put forward views as part of this and we will take all feedback into account. The first phase of public consultation is planned for early in 2018. In addition, we will continue to engage with potentially affected people on an ongoing basis.
Property impact – Compulsory Acquisition
In order to construct the new runway and associated buildings and taxiways, we will need to purchase and demolish approximately 750 properties in Harmondsworth and Longford, the majority of which are people’s homes but which will include some local businesses as well. Some other, larger, commercial buildings are also likely to be affected.
We will apply for powers to compulsorily acquire these properties (often referred to as compulsory purchase) as part of our application for development consent for the project.
The boundary for the compulsory acquisition zone based on current proposals is shown below in red (and shaded yellow):
We have set out plans to offer compensation for owner-occupiers of homes and small businesses that will need to be acquired to build the third runway. These proposals will be subject to consultation as part of the Development Consent Order process. This compensation offer includes:
- the unaffected market value of the property; plus
- a home loss payment of 25 per cent of the unaffected market value; plus
- stamp duty costs for purchase of a replacement property of equivalent value; plus
- reasonable legal and moving costs.
Over the last few years we have written to all households that fall within the anticipated compulsory purchase zone. If you are unsure if your property falls within this proposed zone, you can contact the Community Relations Team.
We do not currently intend to start purchasing properties until development consent has been received from the Government. Our current expectation is this will be sometime in 2021. Before then Heathrow will need to go through a detailed planning process to obtain development consent for the project.
Given the economic regulation of airport operators, this offer is subject to approval by the Civil Aviation Authority.
Wider Property Offer
For owner-occupiers living in very close proximity to the expanded airport, we have set out proposals that will give people the choice to either remain in their home or sell their home to us. This proposal will be subject to consultation as part of the Development Consent Order process.
Under our proposal owner occupiers within this wider property offer zone (shown below shaded in yellow) would be offered the same terms as those in the Compulsory Acquisition area:
- the unaffected market value of the property; plus
- a home loss payment being 25% of the unaffected market value; plus
- stamp duty costs for purchase of a replacement home at an equivalent value; plus
- reasonable legal fees and moving costs.
The wider property offer would cover approximately 3,750 homes in the towns of Poyle, Colnbrook, Brands Hill, Harmondsworth, Sipson, Harlington and Cranford Cross.
The boundary for the wider property offer zone based on current proposals is shown below in purple (and shaded yellow):
We propose that the wider property offer scheme would open after development consent has been granted for the third runway project and construction of the project begins. It would remain open until a year after the new runway has begun operating so that local people have as long as possible to decide whether they wish to move away. We propose the scheme would then be closed and no further purchases considered under it.
Residents in this area would also be eligible for noise mitigation – see section below.
Given the economic regulation of airport operators, the wider property offer is subject to approval by the Civil Aviation Authority.
Noise mitigation scheme
In our submission to the Airports Commission, we set out our proposals to compensate residents most impacted by aircraft noise. We estimate this noise mitigation scheme represents an investment of up to £700m. Our noise insulation schemes will be subject to public consultation as part of the DCO application process.
The scheme proposes two zones: an outer and inner zone based on an accepted noise contour used by the European Union and the Mayor of London.
We propose that residents would be eligible regardless of whether they experience noise under existing flight paths or would be newly affected by noise from the proposed runway.
Under the scheme, homes in the designated zone closest to the airport with higher levels of noise (the inner zone) would have the full costs of their noise insulation covered by the airport. In addition, up to £3,000 in noise insulation would be offered to homes further away from the airport (the outer zone).
We propose that a third party assessment, free of cost to homeowners, would be made to determine the extent of each home’s needs within the eligible insulation zones. Our insulation package could include:
- Acoustic double glazing in windows;
- Ceiling over boarding in bedrooms; and
- Loft insulation and ventilation.
The final boundary of the scheme will be dependent on the design of flight paths around an expanded airport and will be subject to consultation. However, under our current plans all homes within the towns and villages of Wraysbury, Datchet, Sipson, Harmondsworth, Harlington, Colnbrook, Brands Hill and Stanwell Moor would be covered by the scheme.
We propose to start insulating properties at least one year before operations on the new runway begin. This may be brought forward if we are granted consent to release additional air traffic movements before a third runway opens.
The noise mitigation scheme will be consulted upon as part of our application for development consent and residents will be able to put forward views as part of this process.
More information about the Development Consent Order process can be found here.