But this is about the high value development land Burnham and co suddenly can't sell because it's needed for all the viaducts unless either I missed something or NR are prepared to pay market value for it?. BTW pretty sure an underground station does cost plenty
The land value thing is, in my view, ill informed bluster.
When it was ‘just’ an HS2 station, it didn’t seem to be a problem. The ‘problem’ only emerged when NPR was added in.
The extra land required for the NPR platforms, plus the extra track out to the NPR portal (including the extra flyover), is relatively small compared to the HS2 land take. I don’t understand how that suddenly makes it a problem.
What would be a problem is building a 4-6 platform station, 400 metres long, 30metres (apparently) under central Manchester, along with the approach tunnels and junctions. If it is to be in an open box that is a phenomenal amount of excavation in a city centre, leaving aside all the property that would have to go. If it is a deep station (as I believe the NPR alternative was proposed), it would still need much surface land take and demolition to get it built and to provide station facilities, and of course access for passengers. Something of that scale has never been built in this country. The closest on the drawing board is the Crossrail 2 proposal for Wimbledon, which is 4 x 250 metre platforms. IIRC that was a 12 year construction period and £4bn (at 2015 prices) for something half the size. As they say in another place “Do the Math”.
Incidentally NR won’t be paying for the land, but yes the acquiring authority (HS2) will be paying Market Value. That is the market value in a no scheme world, which in this case will be what it is now, which is not high value development land (if it was, there would surely be high value development plans already in hand, but AIUI there aren’t....
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That is indeed the case that MCC and GMCA are making for the underground station.
There is absolutely no way that the land value of the whole NPR / HS2 station site is worth more than the extra cost of the underground station.