First time posting so I hope I've gone about it the right way. Have previously rented in Harringay and now we're in the process of buying a flat around TP Lane/ Wood Green but our solicitor has pointed out to us that the proposed Wood Green - Seven Sisters route (i.e. instead of Ally Pally/ TP Lane) would cut through our back garden! Although it's technically outside of the official 'affected' area according to CR2 presumably because it doesn't go through the house.
I know this is likely to be underground so I'm not sure how much disturbance to expect. Our surveyor has advised that there is likely to be cement dust, noise pollution, potentially vibrations during the digging and then afterwards as the trains run through, but what little info there is on the CR2 site suggests that noise will be 'mitigated' and that subsidence is only a minor risk.
Have any residents who live on either of the proposed routes received any correspondence from CR about this, or have any thoughts? Amazing when you try to google the effects of CR construction on people living along the route all you get are Telegraph puff pieces about property opportunities.
... I think the "opportunity" the Telegraph refers to is that of picking up a bargain where property is blighted along the proposed route... if they'd been around during the Black Death those parasites would have made a quick buck selling rat poison...
We bought a property two years ago quite close to Seven Sisters station knowing that the Crossrail 2 tunnels would be built directly under our house. My understanding is that the tunnels will be deeper than the Victoria line - which is already pretty deep - and with modern tunnel boring methods you should barely feel vibrations at all when the trains start running. The construction itself will likely be more disruptive when they drill under your garden, but Crossrail 1 was built at a rate of something like 30 metres per day so it shouldn't last too long. Unless you're planning to live very close to a station that will have to be converted into a worksite with lorries buzzing back and forth, you should be fine.
Thanks Mike, really appreciate the advice!
Here's a link to the detailed safeguarding plans, which I believe are still current as I couldn't find any more recent. I couldn't find them from the main crossrail2 site this time, but found them from a google search - I recall them being linked to at the time of the consultation.
Per that plan at least, the only actually officially safeguarded route seems to be the turnpike lane route. I've double checked this using the safeguarding check on the crossrail 2 site for a random property I found directly over the line for the wood green route on the main interactive map on the crossrail2 site - it said it would not be affected. So there seems to be some disconnect between the safeguarding directions and the current plans shown on the crossrail2 site via their interactive map. It would be interesting to know what source your solicitor is using and what weight they carry.
This disconnect seems to extend to the turnpike lane route as well, in terms of the interactive map on the website vs. the safeguarding plans. For example, where I am, the safeguarded zone in the PDF I give above is between, say, west green primary school and over to half way along caversham road, with the middle under west green road. The interactive map, however, has the tunnels running to the north of this, under linden road, completely outside the safeguarded track. I may email them about it, now my interest if piqued again.
Aside from this possible inconsistency, our house sounds like it's in a similar situation to the flat you're planning on buying : the garden is on the edge of the safeguarded zone. Our thoughts on this at the time were that the tunnels themselves were unlikely to be right at the edge of the safeguarded zone, which is around 120m wide so we'd in practical terms be unlikely to be affected even in the minor and low risk way described for properties not near an area of surface interest. Those areas are shown on the plans and interactive map : I would guess that's where more disruption would be. Interesting to know solicitors and surveyors are warning about it : if it comes up with any buyer in future we were planning to point out the above but also that the improved transport link ought to be the more significant factor affecting value!
Yeah, currently just the TP Lane to Seven Sisters route is safeguarded but since that went down in 2015 this new route has been proposed by the council.
This map shows both the current line plus the proposed new route from Wood Green to Seven Sisters, https://cr2.maps.arcgis.com/apps/webappviewer/index.html?id=21a7f72...
From the centre between the pink lines count 55m each way to get a sense of what would be in the new safeguarded area if that route went ahead. Ditto with the green lines of the current route.
All the stuff from the Crossrail people themselves is very reassuring, especially about the actual digging. And then they're talking about maximum levels of noise at 40db if you live above a working tunnel. But who really knows until the trains start running next year?
Then again, maybe surveyors are just by nature very cautious!