Buying a house up to 100 meters from the Ventilus line: extra support for local residents

Up to 100 meters

The perimeter for selling homes or businesses to Elia is extended to 100 meters from the axis of the new high-voltage line. Previously, this was only provided up to 35 meters from the axis.

The total compensation budget should also be higher, the government believes. And compensations should also apply to homes near an existing high-voltage line, when it becomes heavier.

In concrete terms: what is the Flemish government proposing?

The editors were able to view the memorandum to the Flemish government. This is what it says:

1) Expansion of compensation scheme for new 380 kV lines for all homes

When a new high-voltage line is built by Elia (such as Ventilus at 380 kV), Elia pays the owners whose homes are within a certain distance from the axis (centre) of the high-voltage line. Elia also provides compensation when an existing overhead high-voltage line is upgraded. Upgrades refer to the upgrading of an existing 70kV or 150kV to 380kV. With reinforcement, the existing high-voltage line is considerably modified by raising the pylons or replacing the existing pylons with larger pylons.

The Flemish Government is asking the Federal Government for more extensive compensation based on the following proposed compensation percentages (these percentages concern the expected depreciation due to the visual impact of the overhead high-voltage line) for 380 kV lines such as Ventilus.

The following distances and percentages are requested by the Flemish Government with regard to calculating a compensation payment per affected home. A recognized valuer is always appointed for this purpose.

Expansion Sales opportunity for new 380 kV lines

In addition to these payments, owners whose homes are within a certain distance from the axis (centre) of the new overhead high-voltage line will have the option of selling their property (home or building land) to Elia. A recognized valuer is always appointed for this purpose. This option will be offered to owners within a distance of up to 100 meters from their home for new lines. Compared to Elia’s current compensation policy, this means an extension of the perimeter from 35m (the swing-out zone) to 100m (as being a zone with significant visual nuisance due to the arrival of a new line).

2) Increase compensation for community fund and landscape integration

The Flemish Government asks the federal level to increase the compensation budget in function of the Ventilus project for the community fund and landscape and integration fund. To this end, Flanders will enter into dialogue with the Federal government.

In the context of the implementation of the 380 kV Ventilus connection, the Flemish Government proposes to significantly increase the amounts provided for the common interest, including landscape. The Government of Flanders proposes to provide an amount of €2,000,000 per km for newly constructed 380 KV overhead high-voltage line and €500,000 per kilometer for existing overhead high-voltage lines when an upgrade takes place from 70kV or 150kV to 380kV or an upgrade of an existing 380KV line.

3) Supporting policy aimed at companies, including agricultural companies

a. Payments in the context of installing above-ground infrastructures

A separate scheme is provided for companies and agricultural companies whereby Elia purchases part of the land that would be necessary for the installation of above-ground infrastructures (e.g. a pylon) on the site of a company or agricultural company. If the company does not want to proceed with a sale, this can also be arranged through a right of superficies / easement.

A fee for this purchase or right of superficies/easement can always be viewed on a case-by-case basis. A recognized valuer is always appointed for this purpose and the scheme is laid down in an agreement between the (agricultural) company and Elia.

b. Reimbursements in the context of overvoltages

In the event of a surge, compensation may also be provided to cover any adverse impact on commercial activities or restrictions on the expansion or operation of a site. This compensation always depends on the situation of each company and is determined on the basis of an expert report of the possible impact of the airline on the revenues of or nuisance for the company concerned. A recognized valuer is appointed for this purpose.

If, due to an overvoltage, the commercial impact on business activities or restrictions on the expansion or operation of a site is so great that it would question the continuation of business activities (e.g. at a restaurant, hotel, service companies, B&B,…) , a purchase by Elia is being considered at an individual level. A recognized valuer is always appointed for this purpose and the scheme is laid down in an agreement between the (agricultural) company and Elia.

For the company home, a compensation is given equal to the compensations as stated in point 1 above.

In addition to compensation in the context of a span, companies within a distance of up to 100 meters from the axis of a new overhead high-voltage line are given the option of selling the company buildings to Elia.

c. Payments in the context of agricultural activities

In addition to the purchase of the land or the conclusion of a right of superficies / easement, the farmer also receives compensation for the nuisance when exploiting the land. For these payments to individual farmers, reference can be made to the protocol agreement between Elia and the agricultural federations. Today, various protocol agreements exist between the agricultural federations and the utility companies such as Fluxys, Air Liquide, Aquafin, Elia, Farys, …. These agreements regulate, among other things, the way in which the utility lines are laid, the way in which the inventory of the work is done, the guarantees for subsequent consequential damage, the calculation method for damages, …

The various agricultural federations in Belgium and Elia are currently updating their existing agricultural protocol. This concerns, among other things, an update of the cultivation yields, the fees for the maintenance of the mast bases, the valuation of agricultural land based on the notarial barometer, handling of precision agriculture, etc. This update is expected to be completed at the beginning of 2023.

The Flemish Government asks to continue the constructive consultation with the agricultural federations about adjustments to the ‘agricultural protocol’, in function of an agreement on this prior to the realization of this project and to periodically inform the Flemish Government about this in the meantime.

Farm houses are commercial buildings. Nevertheless, given the residential function, a compensation can be given for the house equal to the compensations as stated in point 1 above

4) Demolition and/or bringing existing lines underground at lower voltage levels

The Flemish Government is asking Elia to bring existing high-voltage lines underground at lower voltage levels as much as possible or to dismantle them when Ventilus is built. A number of possible existing lines were identified that would qualify for demolition or early undergrounding during the implementation of the 380kV Ventilus project. Whether these lines actually qualify depends on the final route for Ventilus (380 kV high-voltage line), which still has to be decided by the Flemish Government further on in the GRUP procedure. These projects represent approximately 147 km of existing overhead lines through West Flanders that are eligible for a phased disappearance. Furthermore, a line can only be dismantled if the operational operation of the network is assured, whereby for some lines this can therefore only be carried out after the realization of Ventilus.

Specifically, this concerns the following existing above-ground pipelines that, depending on the final route, are eligible for demolition or can be placed underground when Ventilus is built. This proposed measure only applies to existing 70kV and 150kV lines and therefore not to 380kV lines.

(The list below is based on the preferred route, and may change slightly depending on the final route):

150kV lines (Bruges-Ostend)

1. Bruges-Slijkens: ± 22km

2. Bruges Blue Tower: ± 6km

150kV lines (Beveren-Pittem-Izegem)

3. Pittem-Beveren: ± 11km

4. Beveren-Rumbeke-Izegem: ± 12km

5. Izegem-Pittem: ± 10 km

70kV lines (Broad region)

6. Koksijde-Noordschote: ± 20km

7. Noordschote-Ypres: ± 12km

8. Ypres-Bas Warneton: ± 11km

9. Bas Warneton-Wevelgem: ± 16km

10. Deinze-St Baafs Vijve: ± 12 km

11. Mouscron – Zwevegem: ± 10km

12. St Baafs Vijve – Desselgem: ± 5km

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