My Lords, the Committee will be very much indebted to the noble Earl, Lord Lytton, for that very full, comprehensive and interesting introduction to the party wall legislation as it applies to HS2. I have been involved in party wall disputes, but on a domestic basis. I assure the Committee that, even at a domestic level, people get very upset about it. It is really important that fairness and transparency is identified all the way along: the result may not be everything that all parties want, but there is definitely a feeling that a fair hearing has been had, that those who caused the problem are having to pay for it and those who suffer are given reasonable but not undue benefits.
I read the article in the P roperty J ournal and I recommend it to all noble Lords, because it is a simple introduction to what I think the Committee must believe is quite a complicated subject. My purpose in speaking now is to try to ensure that a reasonable and fair solution is found to this, because we run the risk, I am told, that if it is not sorted out, there could be some class actions around for people who live adjacent to or above bits of HS2. The example I will quote comes from phase 1, but it is not surprising, because many party wall issues will not appear until the construction is getting close to starting. The text in the legislation is the same in both Bills, so I can give an example to explain what the problem is from my point of view.
I was alerted to this legislation by an eminent engineer, Sam Price, who petitioned against the phase 1 Bill about the approach to Euston, and I helped him a bit with other things, as some noble Lords may remember. One example was a house on the west side of the approach as trains come into Euston, a road called Park Village East. There is a very high brick retaining wall which has stood there for many years, but HS2’s current scheme—I appreciate that it is one of two current schemes—was to excavate down from the footing of that wall, about 10 metres down, and create something that, in cross-section, looked a bit like a birdcage, but of course it was very much bigger than that, with lots of concrete walls, diaphragm walls, concrete structures and everything. There is a fear that this high brick wall, which basically supports the road and the Queen Anne houses behind it, probably does not have any foundations, because it has been there so long.
The owner of one of the houses discovered that HS2 was planning to support this wall, before it started the excavation, by drilling horizontal soil anchors underneath the house, from the wall towards the back of the house, over the length of about 10 houses, and they are big houses. These holes, which might have been two levels of holes at about 1 metre centres, were designed to hold the house up and stop it settling. We can have views about whether that would be suitable,
but that does not really matter. My friend Sam Price asked where under the party wall Act is the obligation for the residents of those houses to be given notice that HS2 wishes to do this work. The answer is that they have not been given notice. They hear about the work on the gossip, but not much else.
We looked at this a bit more with the noble Earl, Lord Lytton, who is a real expert, as I am sure the Committee has understood. It seems that the legislation in the HS2 Act has been developed from the Crossrail legislation—of course, much of Crossrail was underground —which itself was developed from the party wall legislation that the noble Earl, Lord Lytton, mentioned. From a quick reading of some of the issues that went on with Crossrail, it appears that there was a major problem near Hanover Square with party wall legislation. I suspect that has something to do with the two or three-year delay to Crossrail and Bond Street station because that has not been resolved. I may be wrong, but I have a feeling that that is it. The problem is that this legislation on HS2 removes the obligation of an adjacent developer to serve advance notice on an owner whose property might be affected and removes the need for a joint condition survey undertaken by a professional surveyor. That is the first nub of it.
The noble Earl, Lord Lytton, commented that when it comes to being the final arbiter engineers are splendid people, but—. I speak as an engineer, and I think he is absolutely right. Engineers are very good at engineering but they are not surveyors and they are not party wall surveyors. That is an error in the Bill, because the final arbiter should be from the RICS, as in the 1996 legislation. I do not know whether the drafters consulted the RICS but I doubt it.
As it stands, this legislation is very unfair on residents. They will have no alternative but to go down the legal route. They should not be trying to stop HS2, and I do not think they will, but they deserve to be treated fairly. I am afraid I compare it to this. If we think about phase 1—just the section between Euston and Old Oak Common, although there are many other tunnel sections near Birmingham in phase 1 and further up the line—under this legislation the only remedy these people have is a class action, if they can afford it, against HS2. That will be a horrible delay. I am not trying to delay it, but I am trying to get fairness. I refer to our debates over the past few years on the postmasters scandal, which ended up as a class action. It was finally decided that the Post Office had acted illegally and £60 million was awarded against the Post Office, but the lawyers took £58 million of it so the poor old postmasters got nothing. We really do not want that.
The noble Earl, Lord Lytton, has described the problems very well. I have met some of the experts he has read and I commend them. They are really looking for a solution to this that will not delay the project but will stop people trying to go to court because they feel badly treated. I think there is a solution, but I echo noble Lords’ requests for an urgent meeting with the Minister and whoever so that we can take this forward.