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SUMMERSDALE NEIGHBOURHOOD CHARACTER APPRAISAL Prepared by Summersdale Residents’ Association May 2008 Summersdale Neighbourhood Character Appraisal Index Executive Summary 1 Objectives 2 Introduction 3 History – A tale of two farms 4 Description of the Area 8 Overview 8 Architectural Design 9 Environment Features 12 Community, SRA, Church & Shop 13 Challenges for the Future 15 Planning Policy & Recent Decisions 15 Future Plans 16 DDO 17 Loss of Large Homes 17 NE Chichester Greenfield Site 18 The Bottom Line 18 Conclusions 19 The Case for Protection 19 Supporting Documents and Acknowledgements 20 Summersdale Map 21 Appraisal Buildings 22 The Avenue 22 Lavant Road 23 Other Roads 24 Executive Summary Summersdale is an attractive area in the north of Chichester. Spacious and leafy, the character of the area is now under threat with many houses on large plots at risk of demolition and re-development. It is an historic suburb with high quality architecture in street scenes that are worthy of enlightened protection. This Appraisal, written in conjunction with the Chichester City Planning & Conservation Committee, was limited to the oldest properties and roads in the suburb. It describes the history and distinctive visual character of the neighbourhood, and provides a framework for limited and sensitive development, while protecting the long established character and heritage of the area. A case is made for either an appropriate Conservation policy, or a comprehensive Local Listing of buildings ‘the character and appearance of which it is desirable to preserve or enhance’ (PPG15). It also makes a strong case against demolition, and puts quality well before quantity in any re-development. There are no current opportunities for large scale development in the prescribed area and few, if any, for appropriate infill re-development. The area needs no re-generation per se, and the local demand for other than established family homes should be easily absorbed by the large residential developments nearby at Graylingwell Hospital and the Roussillon Barracks. *** This appraisal was adopted by Chichester City Council at its meeting on 9 July 2008, and will now go forward as an Annexe to the Chichester Town Plan Document adopted by the City Council on 7 September 2005. 1 Summersdale Neighbourhood Character Appraisal Objectives Summersdale is a very attractive area of northern Chichester, immediately north of the City’s Conservation Area. Its early buildings are of late Victorian origin but Edwardian-style architecture and features. Spacious and leafy, the character of the area is now under threat with many of the houses, on plots large by today’s standards, at risk of demolition and re-development. It is an historic suburb, with a coherence and identity worthy of respect and enlightened protection. It has proved to be a sustainable and pleasant place in which to live. The historic core of the suburb, and the focus of this Appraisal, consists of the four roads in the original Summersdale Estate, The Avenue, Highland Road, The Broadway and Summersdale Road, together with The Drive, Lavant Road, Rew Lane and Brandy Hole Lane. In general, the Appraisal will only concern developments prior to 1970. To guide future planning applications, the Appraisal sets out the type and form of development that might be considered acceptable on individual sites. It has three objectives: * To describe the distinctive visual character of the neighbourhood, its surrounding setting and the elements that comprise its built form and open spaces. * To inform and involve the local community and landowners and to give them a chance to influence future development of individual sites; and * To provide a framework for developers who may be interested in such sites. The aim of the Appraisal is to act as a material consideration in the determination of planning applications for re-development of residential properties, but not to require it to go through the process for adoption as a Supplementary Planning Document. The weight it might be given at any Appeal will in the end be judged by how clearly it describes the settlement character and the design guidance thought necessary to protect its character. It should be compatible with the statutory planning system and its local application, but it will be about managing change, not preventing it. 2 Summersdale Neighbourhood Character Appraisal Introduction Several villages around Chichester have written Village Design Statements (VDS) and had them accepted by the Executive of Chichester District Council (CDC) as material considerations in the determination of planning applications. The Summersdale Residents Association (SRA) believed a similar such document would provide a measure of enlightened protection against inappropriate development in its historic suburb. Detailed research into the area’s housing stock and its settlement pattern provided the base data. Several examples of local VDS were studied and typical contents defined before it became apparent that they were invariably written in conjunction with the appropriate Parish Council, the first legitimate layer of local government, thereby conferring status on the documents. Summersdale is not a village but a neighbourhood or suburb, so the SRA document came to be known as a Neighbourhood Appraisal. To enhance its prospects of acceptance by the Executive, the CDC advised the SRA to develop it in conjunction with its own Parish Council – namely the Chichester City Council. The SRA’s subsequent membership of the NE Chichester City Forum would facilitate closer links with the statutory bodies represented thereon. Links with the City Council were established in late 2007 and agreement reached that the City Council’s Planning & Conservation Committee (P&C) would assume co-ownership of the document so as to use it as a template for other groups within the City, each document supporting the City Council’s next Town Plan. The SRA’s base data was shared with the P&C Committee, and development of the collaborative document began in early 2008. The format for the document was devised by a sub-group of the P&C Committee, and the title changed to Summersdale Neighbourhood Character Appraisal, in line with the Chichester District Council’s document – the Chichester Conservation Area Character Appraisal. The size of the document was prescribed, as was the need for some form of community involvement. After adoption by the City Council, the joint Appraisal will be published and comments invited via newsletters, notice boards, and the web sites of both the City Council and the SRA. All comments will be welcomed and reflected in the document to be submitted to the District Council for approval and wider circulation. 3 History Summersdale – A tale of two farms At his death in 1244 Bishop Ralph Neville gave ‘Hauedstoke and Sumeresdale…. for ever to my church of Chichester and my successors, Bishops of Chichester.’ He also gave his lands at ‘Graveling Wells’ (now Graylingwell) to the church at Chichester. The Broyle lands were subsequently divided into large and small farming units and leased out. The Broyles and the parts which became Summersdale and Warren Farms were parcelled together and belonged to the Church of England from the middle of the 13th Century until late in the 19th. The lands remained unmolested as bishopric land throughout the Reformation and the suppression of monasteries, throughout the grabbing of lands by unscrupulous lords under Edward VI, and throughout the reign of Elizabeth I who seized land with little excuse and took eight of the Bishop’s 13 manors; they also survived the Civil War intact. After the Restoration of the monarchy in 1660 the lands were leased, tenanted and managed by a succession of yeoman farmers at both Summersdale and Old Broyle Farms; the latter including the 67 acres that became Warren Farm in 1811. *** Before 1900 the residential area known as Summersdale did not exist. The only buildings north of the Roussillon Barracks were those on the Summersdale and Warren Farms, each with a boundary on the Lavant Road. The Ecclesiastical Commissioners assumed ownership of both farms on the death of Bishop Ashurst Turner, Bishop of Chichester, in 1870. Summersdale Farmhouse (now Summersdale House) is the oldest habitable property in the area, first appearing on the Tithe Map of 1846-7 when a Mr M Hackett leased 129 acres from the Bishop, and his family lived in the house. Its footprint on the Tithe Map is consistent with that of the house today. The last tenant of the farm was unable to pay his way and after his death in 1894, Mr Charles Stride bought the buildings and lands from the Ecclesiastical Commissioners for £8,000. The land was bounded to the north and east by Hackett’s Rew, the River Lavant, and Graylingwell, and to the south and west by The Broadway and Lavant Road. Mr Stride, a partner in a local firm of Auctioneers and Estate Agents, quickly developed the southern portion as The Summersdale Estate based upon four roads. The development was set out in hierarchical fashion off straight streets with space between houses or groups, and ample gardens. Though some houses were independent villas, standard semi-detached houses in rows were common. The Avenue was intended for doctors, solicitors, senior officers of the Army and Navy and the like, with 13 large Edwardian Houses on its north side completed by 1911. Highland Road was intended for Chichester 4 shopkeepers, while smaller but well-built houses on Summersdale Road and The Broadway for working classes were completed by 1903. The roads and layouts remain unchanged and now form a fundamental part of Summersdale’s heritage as a truly historic suburb. In early street directories the original four roads were listed collectively as The Summersdale Estate rather than alphabetically. It was not until 1929 that these and other local roads were listed amid the rest of the Chichester area, thereby acknowledging that the estate created by Charles Stride was no longer remote from the City, but a suburb of it.
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