Slow spatial query execution

Hi, 
I've been banging my head for a week trying to figure out why this query is running so slow. 
The query is complex and the data set is quite large. 
Simpler queries also take a long time,  but this one in particular takes 11 hours. So I thought if I could figure this one out, I could figure out the formula for the rest. 
 
SELECT count(*)
from (select b.* from PI.PITYPE b, coupe.base_pc_a c where c.provcoupe = 'coupe1' AND SDO_RELATE(b.shape, SDO_GEOM.SDO_BUFFER(c.shape, -1, 1), 'MASK=ANYINTERACT')='TRUE') a
 WHERE a.PITYPE like 'ER5%'
 or a.PITYPE like 'ER6%'
 or a.PITYPE like 'coER5%'
 or a.PITYPE like 'coER6%' OR 
 (SUBSTR(a.concisepi,1,1) IN ('A','B','D','G','H')
 AND SUBSTR(a.concisepi,4,1) in ('1','2','3','6','7')
 and SUBSTR(a.concisepi,5,1) in ('A','B','C','D'))
 
Thanks, 
 
Jess Clarke
 

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