Objection letter

Dear Sir

Land at: 23-27A Church Lane, Oxted
Re: TA/2007/1449
Appeal Ref: APP/M3645/A/08/2066489/NWF

Limpsfield Parish Council wishes to comment on the Appeal made to the Secretary of State in respect of the above planning application refused by Tandridge District Council.

The Appellant has put forward a number of points in support of the case on which we would comment as follows:

Comments on the Appellant's Case

5.1 On enquiry, the Parish Council has been advised that Abbeyfield House on East Hill was forced to close owing to lack of applicants for rooms. There were eight rooms in the house of which only three were occupied and after an extended period it had no alternative but to close. We also understand that Sycamore Court in Hoskins Road has empty flats. There does not, therefore, appear to be a need at the present time for extra care accommodation in Oxted. Moreover, the flats do not meet the District Council's criteria for 'extra care' housing.

5.2 The Appellant states that the site lies in a sustainable location. In making this statement, they have not taken into consideration the additional traffic that will be generated to service the residents and the buildings. There will also be a significant increase in the burden on the local health centre. Staff for the homes is likely to have to travel to Oxted owing to the lack of suitable staff in the area.

5.3 ' 5.6 The Appellant states that the draft Core Strategy identifies a need for sheltered and care housing. We refer you to our response in 5.1 above.

5.7 ' 5.8 The Council remains of the opinion that the size of the development is totally out of keeping with the area and that the permitted development of 26-28 Church Lane should not be taken as a precedent as this in isolation could be absorbed but continued development on the scale proposed will change the character of the area beyond recognition. Reference is also made to the large County Council building on the roundabout. This building is in keeping with the architecture and character of the area.

5.9 ' 5.11 The Council is doubtful if the proposed solar collectors will meet the 10% renewable energy obligation. The manufacturers claim an output of 850kW/sq m/year against the norm of 500kW/sq m/year (CIBSE guide). If this is the case, the proposed area of the collectors will have to be increased by over 60%. In calculating the effective output we would query if the energy utilised by the circulating pump(s) has
been taken into account. A 100W pump operating for 12 hours a day will use 438kWh of energy per annum. The manufacturer of the panels will quote tests carried out by SPF in Switzerland for the output quoted. These tests were carried out under controlled conditions and the best geographical positioning with a selected solar irradiance which may not be achieved in Oxted. The true value of energy output achieved by the scheme can only be determined after the units have been put into service or by the monitored results of similar local schemes. Therefore, when estimating the output it is necessary to utilise conservative figures.

General Comments

Overdevelopment of the site: this application in reality amounts to a three storey and not a two storey building which is overbearing and out of keeping with the area. The density of dwellings per hectare is far too high and not appropriate to the surrounding 'leafy' residential area.

The proposal for sheltered accommodation seems totally inappropriate on a busy, narrow road, where traffic volumes as a result of visitors to the flats will increase significantly. The egress for motorised buggies onto Church Lane would be extremely dangerous. The proposal amounts to over development of the site and will undoubtedly add to the parking difficulties already being experienced by local residents.

Character of the area: the constant demand by developers to demolish attractive residential properties and replace them with blocks of flats for commercial gain is starting to erode the character and quality of the locality and sets a precedent for the whole of Oxted and Limpsfield. It is vital that any new development respects and enhances the unique local character of the area and does not set a precedent for an unwelcome change to a very special environment enjoyed by existing residents. The proposed buildings will be unduly prominent in the street scene owing to their height and unbroken frontage. Of great concern is the loss of mature trees. The development will significantly harm the setting of Master Park and the views across the park from the North and East. This application does not respect the character of the area in any terms.

We very much hope that the Planning Inspector will take these comments into account when determining this application.

Would you please forward a copy of the Appeal Decision in due course.