Hundreds of local residents are expected to seek compensation from the council, claiming that the Alderley Edge Bypass has devalued their home.
These claimants could include Councillor Wesley Fitzgerald, Leader of Cheshire East Council, and our local Councillor Frank Keegan who both live close to the bypass.
Their potential claims cropped up at a recent full council meeting, where both councillors declared a personal and prejudicial interest prior to a discussion taking place about adding £3 million to the fund set up to cover compensation claims and other costs resulting from the bypass.
The council agreed that an additional £3 million should be set aside to settle all land related and compensation claims.
Given the road opened in November 2010, the window for compensation claims will not close until 2017 and these claims are now predicted to exceed the budget by £2.4m - due to an increase in land costs and the actual areas of land acquired, as well as increased disturbance and an increase in the number of properties eligible to claim.
Having earlier declared an interest in relation to this matter, Councillors Fitzgerald and Keegan were not present during the discussion.
Councillor Frank Keegan confirmed "I am taking advice as to the professional impact on the value of my property."
Claims can be submitted under the 1973 Land Compensation Act by people claiming their property has been reduced in value by physical factors, such as noise, artificial light, vibration and fumes, caused by the building of the new road.
Councillor Keegan said "The process of determining the extent of possible claims is that there is rigid criteria, established countrywide, against which claims are made. Two opposing sets of professionals will argue the merits of their cases. One side trying to establish loss, and one side showing how mitigation was achieved. If no agreement can be reached, the matter is referred to a Land Tribunal."
Chartered Surveyor Colin McCullough, from Macclesfield based Peter Almond & Partners, told me he is dealing with about 180 claims. He expects somewhere between 400 and 500 to be submitted in total which should be finalised towards the end of next year.
He said people are claiming "for the possible diminution in value of their property due to the physical factors now emanating from the scheme since its opening in November 2010 i.e. noise, dirt, dust, artificial lighting, smell, fumes ,smoke and vibration. This has to come from the scheme now in operation and not its construction."
Cheshire East are hoping to finance this additional £3 million by selling land and property in the area which they purchased several years ago during the development of the bypass.
If you live near the Alderley Edge Bypass let us know how this has affected you and whether you will be submitting a compensation claim via the comment box below.
