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ABOUT THE
RIDDLESDOWN
RESIDENTS’ ASSOCIATION
ABOUT RIDDLESDOWN
AND ITS COMMON
Green Belt Farmland and Land/Woodland in Riddlesdown
Land r/o 36 to 60 Honister Hts and opposite the Collegiate Gates in Dunmail Drive
Updated 25/10/24
From 22 October 2024, the RRA received a number of enquiries from residents about two men, who with a digger, were clearing the shrubs and bushes on this land. There is a TPO on one tree on this land and a blanket TPOs on the part of land r/o 36 to 46 Honister Hts. See TPO No. 8; 2013 -
The RRA took this up with the Planning Department on 22 October.
We received a response on 24 October from the Tree Officer, that the landowners had contacted him to gain a full understanding of the Tree Preservation Order constraints on the land. Whilst also informing him of their intention to tidy up the open section, and potentially grass seed the area cleared, given that it appeared somewhat unkept and was overgrown with weeds and bramble. Therefore, they were given clear instruction and advice in terms of what they were allowed to undertake due to the Tree Preservation Order being in place.
The Tree Officer further advised that, it is worth noting that there is not a Blanket TPO on all the land. Except for the individual tree (T1), the remaining TPO, is classed as a Woodland type order (W1). Therefore, the area highlighted (W1), is not subject to tree restrictions apart from T1.
No tree works are anticipated in the TPO woodland section (W1). However, if required they maybe clearing some of the bramble in this woodland section. The Officer has provided strict instruction in that regard, that only brambles could be removed, great care and vigilance should be taken so as not to remove or damage any tree saplings that grow within the TPO woodland area given they are also subject to TPO.
We hope this helps residents understand the situation.
Mitchley Wood and Dunmail Drive (White Path)
Update 29/10/20
Some residents recently contacted the RRA about tree work that the 19th Purley Scout Group were undertaking by the scout hut in Dunmail Drive. Following a recent visit by the Council's Planning Tree Officer it was stated by the Council Officer that the Scout compound was outside of the TPO areas. However, the Council Officer has now written back to the Scout leaders on 26 October to say he made an error in his previous assessment of the plans and available maps and has discovered that the scout site is within the protection of the TPO. The Scout Group are now working with the Council to regularise the situation.
GREEN BELT FARM AND WOODLAND IN RIDDLESDOWN
Update 21/11/17
The RRA have been made aware of surveying currently being undertaken to the farmland in Rectory Park/Mitchley Hill. The RRA do not know what this is about. The surveyors when questioned by the resident as to the purpose of their visits, gave no indication as to what they were doing, or who they were working for, but that they are there to conduct a survey.
We know the land was up for sale by Wineham's with any offers due in by end of September (see below), so it could be a prospective purchaser and/or new land owner having a survey done.
The land is Metropolitan Green Belt. The owners (or anyone else) are perfectly entitled to submit a planning application (if that is why they are surveying) but the Government, from what has been said lately, are committed in protecting Green Belt land. We may hear more about this tomorrow in the budget. We can only wait and see.
The RRA have made the Sanderstead Ward Councillors and our MP aware of this latest development and this is a response from Chris Philp MP, dated 21 November 2017.
Update 27/10/17
Farm and Woodland For Sale
The RRA have received a number of enquiries from concerned residents that the farmland and some woodland in Riddlesdown has been put up for sale.
The land has been advertised with Savills and offers were due in by 29 September 2017. Much of the land is let to local farmer.
This land is being sold by Wineham Investments, who bought much of this Green Belt land from Taylor Wimpey in 2009. Wineham's in 2016, entered into an Option Agreement with Bovis Homes.
With an Option Agreement, the buyer has the “option” to buy the property subject to certain conditions being fulfilled. This is attractive mainly to developers who wish to buy land to build/develop upon. Once any planning permission has been granted, or a condition has been fulfilled, the buyer then has the right to serve a notice upon the seller requiring the seller to sell the site to the buyer. This would be within a time specified in the option agreement, at either an agreed price, or at market value. Option Agreements are normally registered against the title of the property at the Land Registry, so any other parties can see that the developer/buyer has an interest in the land. It doesn't mean they have bought it.
All this land is Green Belt land and in theory it can't be built on for homes (which is probably why Taylor Wimpey sold it!). Croydon Council have designated all the land in the current and proposed Local Croydon Plans, as Green Belt. However, that doesn't mean it will change at sometime in the future, if Government policy changes. It is again, probably another speculative sale by an owner. Hopefully local residents shouldn't be too concerned.
The RRA will keep a watching brief on this. If anyone hears anything more, will they please let us know.
Update 4/8/17
Public Footpaths across the farm fields in Mitchley Ave
As some residents may have noticed, the local farmer (Church Farm Services) who have taken on the tenancy of the fields in Mitchley Ave and Rectory Park/Mitchley Hill have started to plough the farmland in preparation for sowing, “for long term grass leys this autumn and to cut it for hay and haylage next summer” (see our post below of 20 May 2017).
A number of residents have contacted the RRA to say that Public Footpaths have been ploughed and are now uneven. This is particularly so, on the Public Footpath between Mitchley Ave (opposite shops) and Derwent Drive.
“So what does the law state and what do farmers/landowners have to do?
• In England and Wales, those that own or maintain the land are required to keep public rights of way “open and useable”.
This means:
• To provide and maintain stiles and gates, keeping them safe and easy to use.
• Cut back overhanging vegetation that may obstruct the route – at least 3m of headroom is required on bridleways.
• Ensure field-
• Reinstate cross-
Can Farmers plough up across Public Footpaths?
Yes, they can disturb a path surface when ploughing or cultivating the field, but if they do, they must make good the path surface within 14 days of the first disturbance if a crop is being sown, or within 24 hours in other cases. The surface must be returned to at least the minimum width, which is 1m for cross-
Can field-
No. A minimum width of 1.5m for field-
We have noted the farmer has ploughed up to and across the line of the Public Footpath from Mitchley Ave (opposite shops) to Derwent Drive on the field edge. The problem with this Public Footpath is that because all the bramble/ shrub vegetation that has been allowed to grow behind the houses, the path has been allowed to be become established some metres away from the true line (and the sign post on Mitchley Ave) and it has encroached into the farmer’s field. The RRA have spoken to him (2/8/17) and he has promised to rectify this as situation as soon as possible and re-
It is also needs to be made clear that the Public Footpath that runs from Mitchley Ave (opposite the shops) up to Derwent Drive (which comes out beside houses Nos 37/39) is the correct Public Footpath. The Public Footpath (130) that runs from the end of Grisedale Gardens (beside the end house -
The photo below (taken from the Ordnance Survey map) gives a clear indication of the Public Footpaths over this land. The thick green pecked lines are the Public Footpaths. The footpath between Derwent Drive and Grisedale Gardens that runs along the edge of the field and behind the houses in Grisedale Gardens (shown in thinner black pecked line) is not a Public Footpath but a permissive path.
We have also been made aware that a gate has been erected behind the “car parking” area in Mitchley Ave. We have been asked if this is allowed. Yes, a farmer is perfectly entitled to gate a field and fence it (at a sensible height). There is no Public Footpath entrance at this point. As long as the Public Footpaths are accessible, this is allowed.
What the farmer is trying to do, is make people walk on the Public Footpaths, rather than across the fields and his crops!
UPDATE 27/5/17 -
The RRA have been contacted over the last few days by some residents concerned about GL Hearn (Property Consultants) who spoke at the Croydon Local Plan hearing on Tuesday morning (23/5/17), on behalf of Bovis Homes.
Bovis were asking the Planning Inspector that Croydon Council remove the Green Belt status on the farmland in Riddlesdown (Mitchley Ave, Rectory Park/Mitchley Hill).
The RRA have been attending a number of the hearing sessions but we were not made aware this subject would be discussed on Tuesday morning, as these sites had not been listed for discussion. However, Sanderstead Ward Cllr Yvette Hopley was present and she gave evidence to the hearing defending the Green Belt. Bovis say exceptional circumstances allow for schools to be built on Green Belt land (i.e. Riddlesdown Collegiate) so why not houses!
The RRA are of the view that Bovis are taking a shot in the dark with this. National Planning Policy is very clear that Local Planning Authorities (LPA) can only consider Green Belt de-
Post note 1/2/20 -
UPDATE 20/5/17 -
It has been established via the Council that this work is bona fide and the new tenant of the land intends taking a hay crop on a commercial basis. The tenant has been made aware by the Council, of all the Tree Preservation Orders on trees around the field.
We have subsequently found out via our Facebook page who the new tenant is. This message was posted on 19 May;
“Hello Riddlesdown residents
We would like to introduce ourselves we are Church Farm Services and we are the new tenants of the land at Mitchley Ave and Mitchley Hill if you would like to find out more about us please visit our website or our Facebook page.
We are intending to reseed the fields with long term grass leys this autumn and cut it for hay and haylage next summer.
We hope that all the local residents will find that we look after the fields in an appropriate way. Rest assured at our home farm in Woldingham we have over 100 species of birds and our farming practices take wildlife in general into consideration.”
This is good news, as the field has been left uncultivated for about 3 years now.
We also understand it is the intention of Church Farm Services to take hay crop from the other piece of farmland off Rectory Park / Mitchley Hill. The Council advise that from their records, there are no tree restrictions on this field.
UPDATE 11/4/17 -
Berkshire Homes have sold the plot of land in Dunmail Drive (r/o 36 -
The land is Green Belt and was also subject to a recent Planning Inspector’s decision to dismiss the appeal for the building of 4 detached houses in 2013 (see update 17/12/13 below).
UPDATE 19/1/14 -
The RRA have been advised by Croydon Council that most of the woodland in Dunmail Drive, Mitchley Ave and Honister Heights are now covered by blanket Tree Preservation Orders (TPO’s). The Council have made these new TPO’s following the felling of many trees on land opposite the Collegiate gates in Dunmail Drive in August 2011 and May 2012, and the two subsequent planning applications on this Green Belt land for housing, both of which were refused by Croydon Council. One of the planning applications for 4 houses was then dismissed by Planning Inspector on appeal in December 2013.
Some of these TPO’s are historic but most are recent. The Plans can be viewed by clicking on the links below.
TPO No. 46; 1958 relates to Mitchley Wood off Dunmail Drive -
TPO No. 4; 2006 relates to Mitchley Wood and part of Ragged Grove -
TPO No. 28; 2010 relates to Woodland opposite 16/60 Honister Heights -
TPO No. 8; 2013 relates to Woodland r/o 36 to 46 Honister Heights -
TPO No. 16; 2013 relates to some land in Dunmail Drive and r/o 1 to 21 Grisedale Gdns -
TPO No 9; 2014 relates to woodland in Dunmail Drive & opposite 135 to 159 Mitchley Ave -
If any resident now sees any tree felling occurring on this land they should contact Croydon Council’s Planning Enforcement Officers immediately on 020 8726 6000. These TPO’s now mean it is now an offence to fell or lop any trees on these parcels of land without prior approval from the Council.
The RRA also understand that a Tree Felling Licence is also required from the Forestry Commission, if more than 5 cubic metres of timber is felled, although exemptions do apply -
TAYLOR WIMPEY PUT UP FARMLAND
AND WOODLAND FOR SALE
September 2009
The RRA are aware that all the land owned by Taylor Wimpey, which comprises the farmland off Mitchley Hill, farmland off Mitchley Avenue, Mitchley Wood, and woodlands off Dunmail Drive and woodland in Honister Heights, is all currently on the market for freehold sale, either as one or in separate lots.
This land is all Greenbelt land and subject to current planning laws and is not available for development.
Update 17.9.09: The RRA has learnt that all the land has been purchased by Wineham Estates.