Countryside Properties

April 2024 – Archaeological works

Please click the headers below to view responses to frequently asked questions regarding the archaeological works commencing in April 2024.

Any development has the potential to impact our heritage, but the response varies according to the significance of the site, and local planning regulations. Vistry have worked closely with Chichester District Council, SLR Consulting and Archaeology South East (UCL) and extensive archaeological surveys have already taken place, as part of agreed pre-determination and post-determination work that identified areas of archaeology across the Tangmere SDL site. Therefore, the current site investigations are merely the next and final phase of investigation and recording prior to the eventual commencement of development. For more information on how this process works, check the Association of Local Government Archaeological Officers.

Also known as commercial or contract archaeology, these are archaeological investigations that are carried out as a condition of planning permission for development projects. Developers are required to fund archaeological assessments and excavations to mitigate the impact of their project on our cultural heritage. This is regulated through the planning process, usually with the archaeological work specified as a condition of planning permission, in this case a condition on the outline planning permission, which Members have resolved to grant subject to completion of the legal agreement, for residential development. This ensures that significant remains are identified, assessed, and if necessary, excavated before development proceeds. This helps us understand and value our heritage and provides a sense of place for the eventual future occupiers and residents of the Tangmere SDL.

Although the work is conducted by an archaeological contractor, usually a private company, it is overseen by a public archaeologist employed by the local authority. The archaeological contractor works with a range of partners, including the developer, local partners, as well as the local community to make sure we can all benefit from what the investigations uncover.

The process involves a series of stage including desk-based assessment, field evaluations, and when necessary full-scale excavations. Archaeologists use a variety of techniques, such as geophysical surveys and trial trenching, trying to locate an investigate archaeological remains. For more information on how archaeology is regulated, check the pages on the Chartered Institute for Archaeologists. At this stage, our work will allow us to fully excavate, record and understand the archaeology of Tangmere, as well as create a plan for sharing our discoveries with the public.

Unfortunately, the archaeological excavations are not open to the public. However, please sign up for updates and we will inform you of any open days that may be happening in the future. Currently we are not accepting volunteers, but it is our hope that we can build partnerships with local groups to create opportunities for outreach and engagement.

Evidence from the site, including its artefacts, will be analysed by a team of experts, published and ultimately handed over for storage along with the entire site archive to the local museum (the Novium). We will share the story of the site using this evidence in as many ways as we can going forward.

Please sign up for updates and continue to check this website for news of exciting archaeological discoveries at Tangmere.


Tangmere SDL - Latest News

Click on the headlines below to read the full articles.

The technical evaluations undertaken to support the planning process for the Tangmere Strategic Development Location (SDL) have identified areas of archaeological interest on the site, which includes the remains of a Roman settlement.

As a result of this the University College of London's (UCL) Archaeology South-East team will be undertaking archaeological excavations across 14 hectares of the site over the course of the next three years.

The excavation will cover 14 hectares, with work commencing in April 2024 and running until late 2026. During this time, the archaeological team will initially access the site via Copse Farm, off Tangmere Road, and from September 2024 via the A285/A27 roundabout. Two site compounds will be set up and signage will be displayed at all site entrances. To minimise any disruption, working hours will be confined to 8am - 4pm from Monday to Thursday and 8am - 3:30pm on Fridays. No work will be carried out on the weekends or on bank holidays.

We will keep the community up to date and, if you have any questions, you can contact the team via countryside-tangmere@turley.co.uk or 0808 168 8296.

Chichester District Council’s Planning Committee resolved to grant the Outline planning application for the Tangmere Strategic Development Location (SDL) on 16 August 2023.

Whilst the site received a resolution to grant permission at planning committee in March 2021, two small amendments were later made to the site planning application boundary (further details can be seen in the ‘latest news’ posts below). The Outline planning application was therefore taken back to Planning committee where it again received a resolution to grant permission.

We look forward to continuing to work positively with Chichester District Council and the local community and stakeholders ahead of delivering the scheme.

If you have any questions, you can contact the team via countryside-tangmere@turley.co.uk or 0808 168 8296.

As you may be aware, Chichester District Council’s Planning Committee resolved to grant the Outline planning application for the Tangmere Strategic Development Location (SDL) in 2021, which will bring forward up to 1,300 new homes, 30% being affordable, as well as a primary school and exciting new community and commercial facilities at Tangmere.

The Tangmere SDL site boundary is denoted by a ‘red line’. There has been a minor amendment to the red line boundary in response to resident feedback which would remove 0.34ha of land to the west of Saxon Meadows from the site boundary; the revised red line boundary is shown below in the updated illustrative masterplan. This is a purely technical change that would retain an existing meadow, and it will not change the scheme beyond part of the proposed orchard being located elsewhere within the site.

We will continue to keep the community up to date and, if you have any questions, you can contact the team via countryside-tangmere@turley.co.uk or 0808 168 8296.

As you may be aware, Chichester District Council’s Planning Committee approved the Outline planning application for the Tangmere Strategic Development Location (SDL) in 2021, which will bring forward up to 1,300 new homes, 30% being affordable, as well as a primary school and exciting new community and commercial facilities at Tangmere.

The Tangmere SDL site boundary is denoted by a ‘red line’. Following the Planning Committee approval and discussions with National Highways, a minor variation has been identified between the ‘red line’ site in the planning application and the adopted highways boundary between the A27 roundabout and site boundary. As a result, we will be submitting revisions to the current planning application with an amended ‘red line’ site boundary to take this into account. This amendment will not change the existing scheme in any way and is purely a technical ‘red line’ site boundary change. If you have any questions, you can contact the team via countryside-tangmere@turley.co.uk or 0808 168 8296.

Chichester District Council formally published ‘Notice of Confirmation’ of the CPO for the Tangmere Strategic Development Location (SDL) for a six week period from 23 December 2021. During this time, the notice can be seen in the Chichester Observer (dated 23 December) and at the site itself. Copies can be seen at the Council Offices (at East Pallant House) or here.

We look forward to keeping the community up to date on our detailed plans as we progress with the Reserved Matters applications for the Tangmere SDL. The first phase will be focused on the strategic infrastructure on site and will include the vehicular access via the Temple Bar junction for construction access. We will continue to update and work with the community as we progress with our plans. To keep up to date, please register to receive email updates here.

In the meantime, we will be commencing a number of surveys on site in the coming months in line with the planning conditions of the Outline planning permission. These will be undertaken in advance of construction commencing.

Chichester District Council has now received confirmation that the Compulsory Purchase Order (CPO) in respect of the Tangmere Strategic Development Location (SDL) has been confirmed. The Order will enable the Council to acquire the land required to proceed with the development of the Tangmere SDL, which received a resolution to grant outline planning permission earlier this year.

Further information on the CPO is available on Chichester District Council’s website. We will continue to keep the community up to date as we progress with our detailed plans for the Tangmere SDL on our website and look forward to continuing the conversation with you.

The public inquiry in relation to Chichester District Council’s Compulsory Purchase Order (CPO) for the Tangmere Strategic Development Location took place between 7th and 9th September 2021. All information in relation to the CPO inquiry is available to view on Chichester District Council’s website. A decision by the Secretary of State on the CPO is expected in early 2022.

To keep up-to-date on the decision, sign up for updates here.

Chichester District Council’s Planning Committee have approved the Outline planning application for the Tangmere SDL, which will bring forward up to 1,300 new homes, 30% being affordable, with a primary school and a number of exciting new community and commercial facilities at Tangmere – along with significant areas of public open space that make up around half of the site, including allotments and a community orchard.

The plans were shaped through two years of ongoing engagement with local stakeholders and the community, and we would like to thank everyone who shared feedback with us through the process. We look forward to continuing to engage with the community as we progress with the details of the Reserved Matters planning applications.

The Outline planning application was progressed alongside a Compulsory Purchase Order (CPO) process, and a decision on this is expected by the Secretary of State later this year. Following this, it is anticipated that the initial Reserved Matters applications will be submitted in early 2022 with construction commencing later that year.

The outline planning application for the Tangmere SDL was submitted to Chichester District Council for its consideration in November 2020. A decision on the application is expected in spring 2021.

To keep up-to-date on the proposals, sign up for updates here.

Countryside has now submitted an outline planning application to Chichester District Council for its consideration. We would like to take this opportunity to thank the community for engaging with us over the past two years, and for all the feedback we have received which has helped us in shaping our plans for the Tangmere SDL.

To see the further details of the planning application, please click here. You can also see a copy of the leaflet, included in the Tangmere News, by clicking here.

Chichester District Council has now made a Compulsory Purchase Order (CPO) in respect of the Tangmere Strategic Development Location (TSDL), which was formerly delayed in light of COVID-19 restrictions. The Order will enable the Council to acquire the land required to proceed with the development of the TSDL, which will play a significant role in addressing local housing needs. In accordance with a strategy agreed by the Council, Countryside has sought to acquire the various interests in the land by voluntary agreements, and will continue to do so in parallel with the CPO process.

Further information and updates on the CPO for the TSDL are available on Chichester District Council’s website here.

Countryside is now looking to finalise the outline planning application for the TSDL, which will be submitted on Friday 6th November 2020. Following validation of the application by the Council, further details will be added to our consultation website. We will continue to keep the community up to date as we progress with our plans for the TSDL, and look forward to continuing the conversation with you.

Chichester District Council has been keeping the situation with regard to the Tangmere Strategic Development Location (“Tangmere SDL”) under review as the COVID 19 situation has evolved. The Council has considered all relevant and recently published Government Guidance as well as the practical and legal considerations associated with the making of a Compulsory Purchase Order. Taking this into account, the Council considers that it is now appropriate to re-commence its plans to make a Compulsory Purchase Order in respect of the Tangmere SDL. The Council will continue with all appropriate engagement and will work towards making the Compulsory Purchase Order as soon as reasonably possible.

Countryside welcomes this decision by Chichester District Council and, as its development partner, will be supporting the Council in this process. The outline planning application will be submitted shortly after the Compulsory Purchase Order is made, which is currently expected to be later this year. An updated programme will be published on our consultation website in due course.

In light of the current precautionary measures that have been put in place both nationally and locally to halt the spread of the COVID-19 virus, including: social distancing; avoiding non-essential travel; and the prohibition of public gatherings, Chichester District Council has decided to temporarily suspend its plans to make a Compulsory Purchase Order in respect of the Tangmere Strategic Development Location. The Council remains committed to the delivery of its local plan requirements for this important strategic site, but is also mindful of the need to allow appropriate engagement within the statutory processes. This decision will be kept under review and as soon as the Council is in a position to progress proposals, a further update will be issued.

As the development partner appointed by Chichester District Council, Countryside supports this decision in light of the rapidly evolving COVID-19 situation. Accordingly, and in discussion with the Council, it has also been agreed to delay the submission of the outline planning application for the Tangmere SDL. The timing of the application submission will be kept under review alongside the Compulsory Purchase Order process, and further updates will be published on our consultation website as soon as they are available.

At a full council meeting on 3rd March 2020 Chichester District Council resolved to make the required Compulsory Purchase Order (CPO) to deliver new homes and community facilities at the Tangmere Strategic Development Location (SDL) site.

The Tangmere Strategic Development Location (SDL) is allocated for development in Chichester District Council’s Local Plan and is a proposed allocation in the Council’s Emerging Local Plan. The District Council has sought to make use of the compulsory purchase powers available to it in order to unlock the delivery of the site, which will play a significant role in addressing local housing needs.

Further information regarding this decision can be found on the Council’s website.

As the development partner appointed by Chichester District Council, Countryside welcomes this decision as an important step forward in delivering the shared aspirations for Tangmere Village. Countryside is continuing to progress its outline planning application, which will be submitted to the District Council for consideration next month. Further detail and updates will be made available on our website.

Significant progress has been made on the Masterplan for new homes and community infrastructure at the Tangmere Strategic Development Location (SDL) since our update in the last edition of the Tangmere News, with more work set to continue this year.

Following the consultation events and conversations held with the community throughout 2019, Countryside finalised and submitted the Framework Masterplan to Chichester District Council for its consideration in November.

Countryside is grateful to Tangmere Parish Council for hosting a presentation of the submitted Masterplan on 3 December. The event was well attended by residents and councillors, and we would like to thank all those who came along. At the meeting, Countryside was able to present the final Masterplan and outline how this had changed as a result of feedback received. The development team was also able to respond to a range of questions raised about the Masterplan.

Following the parish council meeting, Countryside and its project team presented the Framework Masterplan to Chichester District Council’s Planning Committee members on 18 December. This gave district councillors the opportunity to hear more about how the Masterplan has evolved over the last 12 months and to ask questions of the development team. A wide range of issues were discussed, from traffic and transport to sustainability and biodiversity. Countryside has been encouraged by both councils’ constructive and positive reception of proposals and we look forward to continuing to work with them and the community as plans progress.

Chichester District Council’s Planning Committee met again to discuss the Masterplan formally on 8 January. Members of the committee endorsed the Masterplan and were supportive of the productive working relationship between Tangmere Parish Council and Countryside. Following this decision, Countryside will now progress the preparation of an outline planning application, and will continue to keep the community fully informed over the coming months.

Further detail will be available on the project website as the planning application is developed. Ahead of this, the Framework Masterplan and supporting document will remain on the website, which can be seen by clicking here. We would encourage residents to continue to send us comments via the feedback form.

Countryside Properties would once again like to like to thank everyone who has taken the time to send us their feedback and comments on the emerging Framework Masterplan for the Strategic Development Location (SDL) following the Village Fair and consultation event in September. All of your comments have been taken into account by the Countryside project team as the masterplan has been finalised.

At the time of writing (early November), Countryside is preparing to submit the Framework Masterplan to Chichester District Council for its consideration. We are also continuing to work closely with Tangmere Parish Council, and will be presenting the details of the submitted Framework Masterplan to the council following its submission. This presentation will be open to the community, and will be held on Tuesday 3rd December at 7:30pm in the main hall of Tangmere Village Centre.

As mentioned above, the Masterplan for the SDL will be subject to detailed review by Chichester District Council over the coming months. Following this, and subject to the Council’s feedback, we will then look to prepare and submit an outline planning application.

We hope to see many of you on Tuesday 3rd December when we present the details of the masterplan to Tangmere Parish Council. If you are unable to attend the event, information on the submitted Framework Masterplan and the next stages of delivering the SDL for Tangmere will be made available on our website, where you can also register for updates on the project.

Countryside would also like to wish all Tangmere residents a very happy Christmas and New Year, and we look forward to continuing our engagement with the village in 2020.

We would like to thank those members of the community who have attended our consultation events in June and September, and those who have shared your feedback on our plans. The Countryside project team has taken all of your comments into account as the masterplan has been finalised.

We have now submitted the Framework Masterplan to Chichester District Council for its consideration. For further detail on the masterplan submission click here.

We will continue to update residents on the status of the Framework Masterplan in future editions of the Tangmere News, via our website and through e-mail notifications.

Countryside Properties recently met with local residents and stakeholders at the Tangmere Village Fair and our community consultation event, which were both held in September, where we discussed the evolving Masterplan for the SDL and listened to feedback.

We continue to be grateful for the comments and suggestions from the local community, which are important in ensuring that the Masterplan delivers high quality homes and facilities for new and existing residents in Tangmere.

Countryside is continuing to progress details of the Masterplan, with a view to submitting the Masterplan to Chichester District Council for formal review later this year.

We will continue to update residents in future editions of the Tangmere News, via our website and e-mail notifications.

We will be holding a community consultation event and coming along to Tangmere Village Fair to hear your views on the evolving Masterplan and answer any questions you may have. These events are summarised below, but for more information please click here to see a copy of our community leaflet.

Community Consultation Event

We will be holding a consultation event on Thursday 26th September at the Hub in in the Tangmere Village Centre, Malcolm Road, PO20 2HS.

Representatives from Countryside and members of the project team will be at the Hub between 12pm and 8pm to discuss how the framework Masterplan has progressed since June, and also to get your input into how the new housing and community use areas being proposed in the masterplan will look and feel.

Tangmere Village Fair

Representatives from Countryside and members of the project team will also be at the Tangmere Village Fair on Saturday 21st September. We will be on a stand in the Small Hall at Tangmere Village Centre between 12pm and 4pm to display the evolving Masterplan, listen to your comments and provide you with further details on the upcoming community consultation event.

Countryside Properties would like to thank everyone who attended the community drop in sessions it held in Tangmere Village Centre on Monday 24th June and Tuesday 25th June. The events saw representatives from Countryside and its professional project team display the latest thinking on the evolving framework masterplan for new homes and community infrastructure at Tangmere, and gave us the opportunity to discuss a wide range of issues with local residents. The feedback received at and following the drop in sessions has been shared with the full project team, and is being taken into account as the framework masterplan proposals evolve.

For those who were unable to attend these events, the information boards and emerging framework masterplan that were on display can be viewed on our website here. Although initial comments were requested by 9th July, the online feedback will remain accessible over the summer and Countryside would encourage all residents to make their views known as plans for Tangmere progress.

Technical work on the framework masterplan is continuing and will be submitted to Chichester District Council in the autumn, followed by the submission of an outline planning application before the end of the year.

Countryside will be holding further community consultation after the summer where we will be able to share updated plans and proposals for the SDL. A public exhibition is planned for Thursday 26th September in the Village Centre and Countryside will also be attending the Village Fair on Saturday 21st September, where members of the project team will be happy to answer any questions you may have and listen to your feedback. Further information will be sent out via newsletter closer to the time and updates will also be available on our project website. You can also register on our website to receive e-mail updates on the SDL and our upcoming consultation here.

We hope that you enjoy the summer and we look forward to meeting residents in September. In the meantime please feel free to get in touch if you have any questions ahead of the September consultation event at countryside-tangmere@turley.co.uk.

Separate to Countryside’s proposals and the Tangmere SDL, Southern Water is in the process of building a new 10km sewer pipeline that will run from the west of Chichester, across the north of the city and through to Tangmere, where it will connect to the Tangmere Wastewater Treatment Works. The new pipeline will run under the A27 and along the western and southern boundaries of the SDL site before connecting into a new pumping station to the south of Tangmere Road. Southern Water received planning permission from West Sussex County Council in September 2018 and has recently started works on parts of the Tangmere SDL site. Further information on the Chichester Pipeline project is available on Southern Water’s website: www.southernwater.co.uk/chichesterpipeline.

As the first stage of our commitment to engaging and working with the local community, Countryside would like to invite you to meet the project team at a series of community drop in sessions being held on 24th and 25th June.

These informal sessions will provide you with the opportunity to talk through initial ideas for the emerging Masterplan with members of the project team, who will be on hand to answer any questions you may have, and to let us know what you think.

The drop in sessions are being held in the Tangmere Village Centre, Malcolm Road, PO20 2HS, at the times set out below. There is no need to book a place; simply come along at any time during any of the sessions.

Drop in session 1: Monday 24th June from 5pm – 7pm

Drop in session 2: Tuesday 25th June from 12:30pm – 2:30pm

Drop in session 3: Tuesday 25th June from 5:30pm – 7:30pm

For more information, please click here to see a copy of our first community newsletter.

Over the last six months Countryside Properties and its project team have been busy undertaking a number of on and off site surveys and studies in order to be able to start the process of preparing a Masterplan and outline planning application for the Tangmere Strategic Development Location (SDL). We have published monthly updates of survey work on site on our website, and will continue to do so.

Alongside this, Countryside has worked up a programme of engagement that will run alongside the planning and design processes for the Tangmere SDL. This will include engagement on technical aspects of the plans for the SDL, involving a series of masterplan design workshops with Tangmere Parish Council, along with events specifically designed for local residents and businesses. The community-focussed engagement will include drop in sessions on the Masterplan (click here for more details) and a public exhibition on the emerging outline planning application for the residents of Tangmere (currently envisaged for early September).

The engagement programme, which will continue beyond the submission of the outline planning application later this year, has been designed to keep the community informed of the process and the vision for the Tangmere SDL as it evolves. It will also allow the village community to raise any questions with Countryside and its development team, and to feed in to the development of the Masterplan and planning application. Click here to see the full engagement programme.

  • The groundwork investigations that were undertaken throughout April and May have now been completed.
  • Members of the project team visited site on 6th and 7th June to take soil samples in various locations across the site, in the form of auger holes and hand-dug soil pits. These were all backfilled at the end of the survey.
  • Members of the project team will be undertaking a topographical survey of specific areas of the site, building on the main survey which was undertaken back in February. We expect the additional survey to take 2-3 days.
  • The wildlife and ecology surveys are continuing throughout the summer and so members of the project team will continue to visit the site between now and September.
  • The groundwork investigations that commenced on site on 11th April are continuing in phases until the end of May. These investigations include the use of a mechanical excavator, and relevant areas are being fenced off whilst these works take place.
  • The project team will be commencing a series of wildlife and ecology surveys from the 29th April, which will take place at various points across the site throughout the summer months.
  • Members of the project team were on site from 1st April for a week to complete noise level surveys, which were completed ahead of the Easter holidays.
  • There are ongoing hydrology surveys on site to confirm groundwater levels, the first phase of monitoring took place on 3rd and 4th April, and the second phase will be undertaken on 23rd and 24th April.
  • A series of groundwork investigations are being undertaken on part of the site, which commenced on 11th April and will continue in phases over the next five to six weeks. This will include the use of a mechanical excavator, and relevant areas will be fenced off whilst these works take place.
  • The project team will be commencing a series of wildlife and ecology surveys towards the end of April, which will continue over the coming months.

Countryside Properties (UK) Ltd (“Countryside”) is delighted to have been appointed by Chichester District Council to work with them, and Tangmere Parish Council, to bring forward the development of new homes and community facilities for the strategic site on land to the west of Tangmere (the Tangmere SDL).

As an award-winning developer, with over 60 years’ experience of building new homes and communities, Countryside prides itself on creating places that people want to be part of. We are committed to effective placemaking through working in partnership with communities.

We will be working closely with your parish, district and county councils to deliver high quality and sustainable new homes for Tangmere, that will be very much part of the ’one village’ vision set within the Tangmere Neighbourhood Plan. This will include opportunities for new education, community and recreation facilities for the benefit of all.

We will be engaging with residents and local stakeholders as part of the planning and design process, building on the extensive work that the Parish Council and wider community has already done through the Neighbourhood Plan, to ensure that we can maximise the benefits for the village.

Along with our partners at the District and Parish Councils, we are currently preparing a detailed programme of technical work. This has involved undertaking a number of initial surveys on site since late January that will continue over the coming months. We are also planning a series of consultation opportunities for residents where you will be able to see, and feed in to, the masterplan before a planning application is submitted.

We look forward to sharing the details of our consultation and our emerging vision for the Tangmere SDL in due course. In the meantime , we will be updating our website with information as the project evolves.