72-bed care home at Anchor Trust Barnfield 24 Upfield, Horley

“The proposal is a for a three storey modern flat roof building. The access is proposed directly on to Upfield Road in the same location as the existing access. 24 car parking spaces are proposed, a net increase of 14 over the existing, plus a space each for ambulance and deliveries. Each unit area would have its own lounge and dining area and kitchenette.”

“Site area 0.63ha Existing use Class C2 care home (63 bed) Proposed use Class C2 care home (72 bed) Existing parking spaces 10 Proposed parking spaces 24 (net increase of 14) plus a space each for ambulance and deliveries Parking standard An individual assessment for the proposed nursing home based on occupation, staff levels etc. Existing floor area (GIA) Proposed floor area (GIA) 1738 m2 3623 m2 (net gain 1885 – original proposal 1998m2)”

“The site comprises a former two storey 63 bed care home located on the north eastern side of Upfield, Horley. To the north, west and east of the site are residential properties located in Upfield, Hamilton Place to the north and Cheyne Walk to the east. The housing in Upfield and to the north are predominantly detached two storey properties. The properties to south and east in Cheyne Walk are mainly detached bungalows.”

“The site lies with the urban area approximately 300m to the west of the Horley town centre boundary. The Massetts Road Conservation Area boundary is approximately 15m to the north of the site. There are Tree Preservation Orders (TPOs) within the site - RE1525 (3 No Oak Rear Of Building, T 1 Located South Of The Building, Group Comprising 2 No Sycamore And 5 No Sugar Maple.”

“Planning Committee Agenda Item: 5 4 March 2026 25/00386/F comprising one, two and three bedroom flats, houses and Later Living apartments within two and 2.5 storey buildings was approved at Planning Committee on 3 September 2025.”

“The proposal, subject to conditions, is considered to have an acceptable relationship to the surrounding residential properties. The scheme would provide 24 parking spaces, plus a space each for deliveries and ambulances. The applicant states that the proposed parking ratio (0.33 spaces per bed) is justified through local comparison and TRICS data. The application would make use of the same access location. It would be widened to better accommodate the vehicles.”

“Subject to conditions the scheme is considered acceptable with regard to quality of accommodation for future residents, contamination, drainage, ecology, trees, training and employment and sustainable construction.”

“Horley Town Council: “No objections, however we are aware of potential concerns of residents in close proximity, due to the proposed height of the new building and we hope this can be mitigated by redesign…”

“Surrey County Council Highway Authority (CHA): The County Highway Authority has assessed the application on safety, capacity and policy grounds and has raised no objection subject to conditions.”

“To date 13 responses have been received objecting to the application.”

“Issue Response Property devaluation This is not a material planning consideration Noise & disturbance See paragraphs 6.21- 6.25 Overshadowing See paragraphs 6.17 to 6. 20 Overlooking and loss of privacy See paragraphs 6.17 to 6. 20 Overbearing relationship See paragraphs 6.17 to 6. 20 Out of character with surrounding area See paragraphs 6.7 to 6.16 Overdevelopment See paragraphs 6.7 to 6.16 Increase in traffic and congestion See paragraphs 6.26 to 6.”

“Members raised concern about loss of light to some neighbouring properties. There was also concern about the number of parking spaces, however it did meet the minimum parking standard. Overall, members were in favour of having an operational care home.”

“It was noted that page 49 of the agenda pack showed the correct site plan.”

“RESOLVED that planning permission be GRANTED subject to conditions as per the recommendation and addendum.”