A new development in Westerham

from Roxhill Developments & DPD UK


The Site known as Moorhouse Tile Works extends to an area of 8.73 hectares situated to the west of Westerham, the east of Oxted and a short distance to the south of the M25 and Clacket Lane Motorway Services.

Manufacturing of tiles on the Site began in 1935 and over time the tile manufacturing operations expanded. This expansion now incorporates multiple buildings, areas of hardstanding and external storage of materials and products.

The site is located in the Green Belt and the Surrey Hills Area of Outstanding Natural beauty with existing buildings and hardstanding areas for the Moorhouse Tile Works located at the northern end of the Site.

The Site is located adjacent to the Moorhouse sandpits with a common access to the A25 with Titsey Wood to the west (AONB) with Tandridge District Council serving as the Local Planning Authority. Extensive and mature landscaping, comprising woodland and thick hedgerows contain the Site.


Roxhill Developments

Roxhill is a specialist industrial and distribution developer with a first class and proven track record in taking forward large scale projects through to completion. It has a very well-known and highly respected team that has worked together for many years. Committed to sustainable development, our focus is on developing premium products throughout the UK.

Roxhill was established in 2010 and is built on solid experience, a clear vision of excellence and a commitment to delivering on its promises. We have a quiet sense of what we want to achieve for the people we work with – and the responsible, responsive way we want to work with them.

Roxhill aims to provide buildings from 50,000 sq ft to over 1,000,000 sq ft, to the specific requirements of occupiers. We work closely with the major contractors to ensure a high quality product.

DPDgroup UK

DPD is the UK’s favourite parcel delivery company and UK market leader employing over 12,000 people working across the UK, operating from 61 locations delivering over 230 million parcels a year.

DPD is a member of one of Europe’s leading parcels groups, DPDgroup, which is wholly owned by France’s La Poste, the second largest postal group in Europe. As a result, DPD is part of an international parcel delivery network that delivers to 230 countries worldwide.

Since 2015 DPD has won an unrivalled 14 Motor Transport Awards, the Queen’s Award for Enterprise in the Innovation category, received a Which? Special Award for customer service, topped MoneySavingExpert’s customer satisfaction poll for five years running and been named one of The Sunday Times’ Top 25 Best Big Companies to Work For.

DPD has a mature Corporate Social Responsibility Policy (CSR), and at its heart is the company's Carbon Neutral strategy. DPD commit to deliver every parcel carbon neutral at no cost to any customer by reducing and offsetting transport emissions. This is achieved through improving efficiency, deploying innovative solutions such as Predict and Precise and increasing the use of alternative fuel environmentally friendly vehicles.

The CSR Urban Logistics project takes alternative fuel vehicles one stop further, deploying full electric and clean alternative fuel vehicles onto the UK road. DPD are striving to reduce emissions through the introduction of these vehicles and by constantly replacing older fleet vehicles.

Finally DPD’s Closer Communities project ‘Community Fund’ allows employees to raise money, matched £ for £ by the business for local causes close to employee's heart. This localised approach ensures that DPD financially supports local charities and good causes in the areas the business operates in.

The Proposal

The demand for parcel deliveries is growing each year and there is a clear and pressing need for a new depot in the area to meet this increasing demand. Currently, deliveries to postcodes in Oxted, Limpsfield and Westerham are covered by four separate depots: Dartford, Maidstone, London South, and Crawley meaning increased vehicles on the local road network. DPD is seeking to develop a new final mile distribution centre to meet growing local demand for parcel deliveries.

The Moorhouse Tile Works development proposes one single new modern industrial building of 5,595 sq meters to house DPD’s new final mile distribution centre. Modifications to the existing road access and lay-by will also lead to significant safety improvements to the A25.

The proposed building would be delivered with high quality materials which have been chosen to deliver an attractive modern facility that responds better to the surrounding landscape than the current site.

The proposals will also increase the greenery on the site through planting of additional trees and flora, with landscaping that will incorporate the existing planting around the perimeter.

DPD will create over 150 new jobs, ranging from employment for drivers, office staff, managers, apprenticeships and opportunities for graduates.

An application was originally submitted in 2015 which was refused by the local planning authority. A second revised application was submitted in 2016 but was subsequently withdrawn. Since withdrawing the application Roxhill and DPD have made changes to the proposal and planning application to reflect the concerns previously raised including:

1. A reduction in maximum ridge height from 12m to 10.8m
2. Replacing 7,705 sq meters of existing elderly industrial buildings with a single new building of 5,595 sq meters.
3. Reducing the area covered by the application, with the proposal for only one plot on the site.
4. A new, thorough and robust transport assessment has been undertaken based on updated real-life measurement of other DPD sites.
5. A more considered approach to building colour has been taken to reduce any visual impact of the site

The Key Facts

What is the planning status of the current Site?

Lawful Development Certificates have previously been issued by Tandridge District Council, which serve to confirm the lawfulness of the existing employment uses on the site and the extent of the current buildings. There are no existing planning restrictions on the employment uses on the site.

The site is now one of four strategic employment sites allocated within Tandridge’s emerging Local Plan for new economic development in order to support business growth in the local area. These proposals would bring far wider benefits to the local area through investment and employment opportunities, as well as road infrastructure improvements.

How many parcels a day will the depot deliver?

The distribution centre will deliver parcels to households and businesses in the local area. The capacity of the depot proposed is 25,000 parcels per day. Because of the express next day service that DPD offer the depot cannot deliver more than 25,000 parcels in one day on a consistent basis. In exceptional circumstances of high demand, the depot may deliver more than 25,000 over a short period. However, this is unsustainable long-term so would only be on rare occasions.

Are DPD part of the ParcelLock system?

DPD UK are not part of the ParcelLock system and have no intention of joining any such scheme.

Will this depot add to pressures on road systems?

In terms of the immediate area, the number of vehicle movements to and from the site will not significantly affect local roads as they will not be at peak times and will be staggered. In addition, the depot will provide benefits to the wider road network, as deliveries to the local area will be consolidated, rather than receiving vehicles from four separate depots. This will see a reduction in the number of DPD vehicles on the wider local road network.

Will this development result in lots of HGV's on the A25?

The development will only result in 45 HGV’s throughout the day – the equivalent of 2 an hour. The vast majority of these arrive and depart during the overnight period. The HGV’s will not be routing through nearby towns but would rather only come and go from junction 6 on the M25.

What is the impact of the new development on the local road network?

The development will mildly increase traffic through the local road network. Increases would be minimal equating to less than 4% during a typical day. There will be ‘seasonal peak’ periods of operation (e.g in the run-up to Christmas) when traffic increase would be greater than during a typical day, although still at a modest level. However, as detailed above, consolidating deliveries to the local area will result in a reduction of DPD’s vehicles on the wider local road network.

What is the impact of the new development on pedestrian safety in the local area?

A review of accident data for the last five years indicates that there have been few accidents involving pedestrians along the section of the A25 that would be used by DPD vehicles. Whilst any accident is regrettable, the cause and locations of the accidents do not suggest a specific highway safety problem within the area. The safety impacts of the development have been carefully considered and assessments indicate that the development would not adversely affect pedestrian safety. However, we welcome feedback and input on the matter from stakeholders and the public and if necessary and appropriate will investigate

Will there be any Section 106 contributions from the scheme?

Yes, if the scheme is approved, we are expecting to provide funding toward a new pedestrian (pelican) crossing on the A25 close to Limpsfield school via a Section 106 agreement.

Where is more detail on the impact on the roads available?

A full transport assessment is available both on this website and Tandridge Planning Portal. This contains complete and transparent analysis that shows the impact of the development on the surrounding road network.

Does DPD intend to deploy electric vehicles and protect air quality?

DPD has a carbon neutral parcel delivery programme and has a strong approach to the deployment of electric and alternative clean fuel vehicles. The company envisages this deployment increasing in speed as the technology becomes more accessible. Currently the organisation runs 50 vehicles and the roll out is expected to accelerate quickly over the next few years as manufacturer availability increases and through the deployment of the latest Euro 6 vehicles improving air quality and reducing noise pollution.

Will the plans mean an expansion of the site into the surrounding area? 

The depot will remain within the existing brownfield site boundaries. The only change will be the replacement of the current access road with a new, safe road entrance through the existing lay-by designed in line with modern safety standards.

What effect will this development have on the local environment?

We are expecting for this development to have very little impact on the local environment as the proposed building sits within the existing brownfield site boundaries and adjacent to the existing and ongoing commercial uses. DPD has a number of programmes seeking to reduce the carbon footprint of its deliveries, including through the use of electric vehicles. The proposals would have improved ecological benefits through additional planting and extensive landscaping.

How will this scheme contribute to the local economy?

Through the contribution of business rates, the proposed scheme will provide a significant financial investment to Tandridge District Council. There will also be additional spending in the area both during construction and post completion which will provide a further boost to the local economy.

What will be the level of jobs created at the site?

The depot will create over 150 jobs on the site. As this is a new depot to meet increasing demand, these will be new jobs rather than employment relocated from another area

Do DPD offer any apprenticeships or specific employment opportunities for young people?

Yes, there will be employment opportunities created at the site for both apprenticeships and graduates. DPD currently employ 40 graduates and 35 apprentices in the UK.

Will this development benefit local residents?

There is an increasing demand for the services DPD provide from residents in the local area. Currently the closest depot serving the area is DPD London South located in Croydon, but due to the increased demand there is a need for new depots such as Moorhouse in order to serve local residents, reduce vehicle mileage and ensure the best possible service.


View planning documents and other assets from the project.

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