THE NORWOOD Society and Gipsy Hill Residents Association have both lodged objections to plans to build a four-storey extension on the left hand side of the historic Queens hotel on Church Road, Crystal Palace.
In a letter to Croydon council, Philip Goddard, chairman of Norwood Society’s planning sub-committee says the existing building, which has been enlarged piecemeal since its first construction in the 1860s, already dominates the whole of its surroundings.
“An extension of the proposed size would make the building even more dominant than it is already. “Although the proposed extension is essentially a pastiche of a wing of the original building, it would not restore its symmetry since the original building has already been very considerably extended on the other side” he adds..
“The site on which it is proposed to construct the new extension is currently in use as a coach park for parties visiting the hotel. “It would obviously no longer be available for such use, nor would the remaining space in front of the extension be large enough to permit them to turn.
“It would therefore be necessary for coaches to load, unload and park in Church Road and the neighbouring residential streets.
“There is already an overspill in this respect and the creation of another 26 bedrooms, together with the closure of the existing coach park, would make the situation much worse.
“It is simply untrue, as the applicants maintain, that there is ‘plenty of unlimited parking in surrounding streets’,”.
Gipsy Hill Residents’ Association, in its letter of objection to Croydon, also focuses on traffic and parking issues.
“The Queens hotel is in a conservation area, has a Public Transport Accessibility Level (PTAL) of three and is set on the A212, which is a busy, main arterial route connecting east to west, and outer to inner, London. “The A212 leads into the Upper Norwood Triangle one way system” says GHRA chair Amanda Sciberras.
“The submission claims that the current 30 car parking spaces for 196 rooms does not require overspill parking on the adjacent single lane, arterial road or the surrounding residential roads. “This is not the case. “In recent years overspill parking from users of the Queens hotel has brought traffic chaos, congestion and disturbance to the area.
“Coaches and cars that park on the A212 completely block one side of the single lane highway. “This creates a hazard to pedestrians and drivers made worse by the fact there are several traffic islands along the centre of the A212 to help pedestrians cross the busy road.
“It would now appear that the many large coaches no longer use the hotel car park, preferring instead to pull up on the main road, obstructing traffic flow and residents’ driveways. “When residents have approached the drivers of the coaches and asked them to move they have been met with hostile and abusive responses.
“No business case has been made for the need to expand what is already a very large operation with significant negative impact on this locality, by a further 25 rooms. “To our knowledge the Queens is never sold out and the only reason given for this extension is that historically there used to be a west wing – that is not a good enough reason to base an application on.
“The application proposes that Church Road will be used as an overflow car park for staff and patrons’ vehicles and coaches, despite the applicant pointing out in the parking survey that during the morning peak hour there are 80 buses running from bus stops on Church Road.
“It is the buses that have the most difficulty negating the parked vehicles from the hotel and the traffic tailbacks currently experienced by this inconsiderate parking can be long and time consuming for those caught up in them – not to mention the impact on the environment and air quality.
“Finally, GHRA would like to draw your attention to the fact that the hotel is set on the highest ridge in London surrounded by steep hills. “This is not mentioned in the parking survey and much is made of the fact that by not providing off street car parking the application complies with planning policies and encourages cycling and walking.
“Upper Norwood is surrounded by some of the steepest hills in the capital. “One of the consequences of this is that it attracts less - not more – cyclists. “Only the fittest and most competent tackle these hills.
“GHRA finds it highly unlikely that a significant number of hotel patrons will choose to arrive by bike or on foot for their stay at the Queens
“GHRA would also urge Croydon planning to issue an enforcement notice to address the immediate hazards and nuisance caused by overspill parking.”
Tags: Gipsy Hill Residents Association, Norwood Society, Queens hotel Church Road SE19
