Station Road in Portslade has a fascinating history, evolving from a high-class residential area to a bustling commercial hub. Here's a breakdown of its transformation:
Early History and Residential Period:
Before the 1930s, Station Road was a tranquil, high-class residential area.
Name changes: In 1884, it was known as Aldrington Drove, then Aldrington Lane or Red House Drove Way. By 1890, it was called Station Road.
Boundary Confusion: For many years, the boundary between Aldrington (part of Hove) and Portslade ran down the centre of Station Road. This caused confusion, as the railway station was Portslade Station, but the Hove side (east) was also called Station Road. In 1903, the Hove side was renamed Boundary Road, while the Portslade side retained the name Station Road.
Emergence as a Shopping Area:
Gradual Transition: Residents slowly moved out, and businesses began to move in. The shift from residential to retail accelerated around the 1930s.Early Shops: Before it became a significant shopping area, the original retail hub of Portslade was North Road (now largely industrial).
Initial Commercial Influx (around the 1930s):
- Banks
- Estate Agents
- Solicitors
- Council Offices
- Boot Makers
- Butchers
- Confectioners
- Cycle Engineers
- Plumbers
- Printing Works
- Fishmongers
- Grocers
- Bakers
- Furniture Store (e.g., Huckle Ltd.)
Continued Development (1931/32 onwards):
The Post Office, Rates Office, Council Offices, Solicitors, Estate Agents, Fishmongers, Butchers, Bakers, and Huckle Ltd. continued to operate.New additions included a Dentist, Undertakers, Ironmongers, Radio Shops, and a Chemist.
Confectioners and ladies' outfitters frequently changed hands.
Post-War and Modern Era:
1970s: More Estate Agents, Solicitors, and Building Societies moved into Station Road.1974: A cafe opened.
Late 1970s: A large Tesco Supermarket was planned for the site of Vine & Lee's workshop. Clarke's Bakery at No. 34 closed and was replaced by Alliance & Leicester Building Society.
1986: Card shops and bookshops started appearing. Huckle's furniture store eventually left, allowing Alliance & Leicester to expand.
In essence, Station Road, Portslade, transformed from a quiet residential street in the late 19th century, experiencing a gradual commercialisation that gained significant momentum in the 1930s, eventually becoming the main shopping area it is today.
The Commercial Evolution of Station Road, Portslade: A Historical Perspective
Click here for an Audio Version of the article
Station Road, nestled within the western suburb of Portslade, part of the larger city of Brighton and Hove in East Sussex, boasts a rich and dynamic history.1 The area's origins trace back to Portslade Village, an older settlement established inland to the north in the 16th century.2 However, the coastal region, initially known as Copperas Gap, underwent rapid development following key infrastructure changes, leading to its renaming as Portslade-by-Sea in 1898 and its designation as an urban district, distinct from the original village.2 Today, Station Road stands as a vibrant commercial artery, characterised by "buzzing shops, cafes and salons," reflecting its enduring vitality as a local hub. 3
For much of its early existence, prior to the nineteenth century, Station Road was nothing more than a rudimentary farm track.4 It was known by various descriptive names such as Aldrington Drove, Aldrington Lane, or Red House Drove. The "Aldrington" prefix likely referred to the medieval location of West Aldrington, an area that later became known as Copperas Gap and subsequently Portslade-by-Sea.4 The name Red House Drove stemmed from the Red House Farmhouse, which was situated on the site now occupied by the United Reformed Church.. 4
The nomenclature of the road evolved significantly over time, mirroring its changing identity. By 1890, the thoroughfare was officially designated Station Road.5 A local inquiry in 1895 formally established the boundary between Aldrington and Portslade as running directly down the centre of Station Road.5
This administrative demarcation led to a peculiar situation: in 1903, the eastern side of the road, falling within Hove's jurisdiction, was renamed Boundary Road, while the western side, belonging to Portslade, retained the name Station Road.5 This dual naming convention persists to this day. This historical administrative decision, resulting in the fragmentation of the street's identity across two distinct municipal entities, likely influenced its development trajectory. Different local council jurisdictions, such as the Portslade-by-Sea Urban District Council (1898-1974) 2 and Hove Borough Council, could have imposed varied planning regulations, service provisions, and development priorities on their respective sides of the road.
This fragmentation, though subtle, may have contributed to distinct micro-environments along what appears to be a single, continuous thoroughfare, shaping the pace and nature of commercial growth on each side.
This report will trace the historical journey of Station Road, from its humble beginnings as a rural track to its current status as a significant commercial and community centre. It will highlight the pivotal moments and underlying forces that shaped its commercial landscape, from the transformative impact of the railway to the adaptations required in the modern retail environment.
Before its commercial ascent, Station Road existed as a tranquil, predominantly rural pathway. As previously noted, it functioned primarily as a farm track until the nineteenth century, serving an area that was largely agricultural.4 The broader Portslade landscape during this period was characterised by extensive farms managed by wealthy landowners and their tenant farmers.7
A glimpse into the early inhabitants and their occupations is provided by the 1861 census, which referred to the few dwellings along "The Drove" (Station Road's contemporary name).4 Records indicate the presence of a blacksmith and four brick-makers, including the notable James Clayton.4 These occupations suggest an early focus on industrial and craft-based activities rather than retail.
By the 1860s, a notable shift began with the construction of substantial villas at the southern end of the road, specifically north of the junction with North Street.4 By 1889, these residences were formally named Hope Villa, Russell House, and Havelock House.4 Hope Villa, for instance, was home to builder James Bayley in 1861 and later to Robert Powell in 1891, an individual described as living "on his own means," indicating a degree of affluence and a residential character that attracted those of independent wealth.4 Further reinforcing this high-class residential identity, St Neotts (now 59 Station Road), a distinctive house with a dome, served as a residence for members of the medical profession for over 70 years.4 This period firmly established Station Road as a "very tranquil high-class residential area" before its later commercial transformation.5
Despite its predominantly residential nature, early indications of commercial intent began to surface towards the close of the 19th century. A terrace located at the southern end of the road, south of the Blue Anchor, notably bore the inscription "The Market" and the date "1898".4 This inscription is significant as it suggests an early, possibly planned, commercial presence or an anticipation of market activity in the area, even before the widespread commercialisation of the street. Further evidence of this nascent commercial transition appeared around 1900, when the houses adjacent to the 'Railway Inn', originally known as 'Courtney Terrace', were demolished. The pavements were subsequently widened to create a parade of shops.5 This physical alteration marks a definitive step towards commercial use, demonstrating that commercial development was being actively planned and implemented on Station Road decades before it became a dominant shopping area "around the 1930s".5 This indicates a more gradual, rather than sudden, transition from residential to commercial, driven by underlying economic shifts and population growth. The presence of these early commercial markers suggests a proactive response to emerging opportunities rather than a purely reactive change.
The railway's presence spurred dramatic population growth and urban development in Portslade. The arrival of the line in 1840 "encouraged rapid development of the coastal area," which was subsequently renamed Portslade-by-Sea in 1898, reflecting its burgeoning urban character.2 Portslade's population swelled from 358 in 1801 to over 4000 by 1891, an exponential increase directly attributable to improved accessibility.7 On a broader national scale, railways in 19th-century England and Wales facilitated faster and more economical travel for both people and goods, significantly reducing freight costs for materials like coal and building supplies, and stimulating industrial growth.9 Critically, railways attracted population and secondary/tertiary employment to towns and localities situated near stations, a pattern directly observed in Portslade 10
This demographic and economic shift led to a fundamental reorientation of Portslade's commercial geography. The original shopping area was historically located in North Road, an area that has since transitioned into an industrial zone.5 However, the exponential population growth driven by the railway's accessibility made Station Road "more popular as the town of Portslade grew".5 This demographic influx created a new center of gravity for commerce, drawing businesses towards the new transport hub and its surrounding residential developments, effectively shifting the primary retail focus from the older, less connected North Road to the strategically located Station Road. This exemplifies how major infrastructure projects can fundamentally reshape urban economic centres.
Initial commercial activities directly linked to the station began to emerge. During the 1950s and 1960s, an old railway carriage named Maud's operated as a workman's café directly on the station forecourt, providing a "welcome hot cup of tea" to railway workers and travellers.8 A fruit and vegetable stall was also situated near Maud's, further illustrating the practical and diverse nature of early commercial offerings catering to the immediate needs of those utilising the railway.8 These informal businesses suggest that commercial activity often precedes formal retail development. These small, adaptable ventures catered to immediate needs generated by the station's traffic and the growing local population, acting as a precursor or early indicator of the area's commercial viability before more permanent, purpose-built shops emerged. More recently, attempts in 2022 and 2024 to convert vacant station offices into residential flats (Houses in Multiple Occupation or HMOs) were rejected by the Brighton and Hove City Council, citing unsuitability due to noise, lack of amenity space, and proximity to the railway line.13 This highlights the ongoing commercial and transport-oriented nature of the station area, resisting purely residential conversion.
The table below provides a chronological overview of key milestones in Station Road's development, illustrating the profound impact of the railway and subsequent urban changes.
Concrete examples illustrate this period of intense commercialisation and deliberate urban planning. In 1936, Merlin Lodge, a residential property, was demolished to make way for a new parade of shops, including premises for Vine & Lee.4 This was not merely organic growth but a direct and intentional response to increasing commercial demand in the area. This systematic replacement of existing residential structures with purpose-built commercial ones reflected the growing economic viability of Station Road as a retail hub and a fundamental shift in land use priorities. A long-standing presence on Station Road from the 1930s into the 1950s was Gilbert E. Goble, a publican, whose family's involvement in local commerce extended to his sons running a greengrocer's in nearby North Street.4
Recollections from long-time residents provide a vivid picture of the street's character during this era. Lynne, a Portslade native, recalls Station Road as the destination for weekly food shopping "before out-of-town shopping was available".12 Specific large food shops of the time included Keymarkets, which was later subdivided into Superdrug and Sussex Stationers, and Shoppers Paradise, now the site of Peacocks.12 These establishments were likely early forms of supermarkets or general stores, crucial for serving the community's daily needs.
The retail environment of this period was largely defined by the absence of widespread car ownership. "People did not have cars, so everyone walked to the shops," emphasising the highly localised and walkable nature of commerce.12 Station Road was described as "a very busy shopping area, everything was there," highlighting its comprehensive retail offerings.12 The reliance on specialised independent stores was paramount: "People made their own clothes in those days, so you did not need clothes shops, there was a drapers to buy material from. People could do all their shopping from the individual shops that were there".12 This paints a picture of a highly self-sufficient, community-focused retail environment, where residents relied entirely on nearby shops for all their daily needs. This fostered a dense and diverse array of independent businesses, promoting community self-sufficiency and a distinct shopping culture, which contrasts sharply with later trends of out-of-town shopping and larger, car-dependent supermarkets.
Beyond formal shopfronts, the station forecourt itself hosted notable early businesses. Maud's, an old railway carriage, served as a workman's café during the 1950s and 1960s, providing essential services to railway workers and travellers.8 A fruit and vegetable stall was also located near Maud's, further illustrating the diverse and practical nature of early commercial offerings.8
The following table further illustrates the evolution of commercial establishments on Station Road, showcasing the transition from informal ventures to established retail outlets.
The mid-20th century ushered in significant changes to Station Road's retail environment, largely driven by evolving economic patterns and consumer habits. The rise of "out of town shopping" began to pose a considerable challenge to the traditional local high street model.12 On Station Road itself, this era saw the prominence of larger food shops like Keymarkets and Shoppers Paradise. Keymarkets later underwent a transformation, splitting into Superdrug and Sussex Stationers, while Shoppers Paradise is now occupied by Peacocks.12 This illustrates the arrival of more consolidated retail formats and the subsequent adaptation of spaces to accommodate evolving retail demands. A notable development reflecting the expansion of national retail chains into the area was the opening of a Woolworths branch on Boundary Road (adjacent to Station Road) on May 22, 1958, specifically referred to as "Portslade" to distinguish it from an existing Hove branch.15 This expansion of larger retailers marked a defining characteristic of the post-war retail landscape. More broadly, the 1960s and 1970s witnessed the loss of many historic buildings in Brighton and Hove due to redevelopment, though conservation movements also gained influence, successfully preserving other historic structures.16
In the contemporary era, Station Road is characterised by a diverse and active commercial environment, described as having "buzzing shops, cafes and salons".3 Specific examples of modern businesses include Phase Photography, located at 11A Station Road, situated above a Nail and Beauty Bar, with Card Factory noted as being directly opposite.3 These examples highlight a discernible shift towards service-based businesses and convenience retail, adapting to the changing needs of the local population and broader retail trends.
Urban planning initiatives play a crucial role in shaping the street's commercial and residential mix, often revealing underlying tensions and strategic decisions. Recent planning applications provide a clear illustration of this dynamic. Plans submitted in 2022 and 2024 to convert vacant offices within the Grade II-listed Portslade railway station into residential flats (Houses in Multiple Occupation or HMOs) were repeatedly rejected by Brighton and Hove City Council.13 The council's refusal cited the unsuitability of the proposals for residential use due to factors such as noise, inadequate internal and external amenity space, proximity to the railway, and the undesirable loss of existing office space.13 This consistent rejection highlights a significant and ongoing tension in urban planning: balancing the preservation of historic structures, the need to repurpose unused space, and the desire to maintain or enhance the area's existing commercial and transport character. The council's reasoning suggests a strategic intent to protect the station's functional integrity and the surrounding area's mixed-use nature, rather than allowing purely residential sprawl that might undermine its historical and current role.
Another instance of planning intervention involved a proposal for a large LED advertising screen in Carlton Terrace, on the Portslade side of Boundary Road. This application was refused on appeal due to its "overly large and incongruous" size and its "visually intrusive" nature within a "partially residential environment".17 This decision further illustrates the council's efforts to balance commercial visibility with the amenity and character of mixed-use areas, ensuring that new developments align with the existing urban fabric.
Current strategic planning frameworks also outline the future direction for Portslade. The Portslade Neighbourhood Action Plan, developed in 2018, aims to improve and develop North & South Portslade based on local knowledge and community consultation, underscoring a community-led approach to future development.18 Furthermore, the Shoreham Harbour Joint Area Action Plan (JAAP) represents a long-term, 15-year strategic vision for comprehensive regeneration in nearby areas like Aldrington Basin and South Portslade, encompassing 1,400 new homes and 23,500m² of new employment space.19 This significant regional plan will undoubtedly influence the broader economic and demographic context of Station Road, potentially increasing footfall and demand for local services. Modern planning frameworks, such as the National Planning Policy Framework (NPPF), acknowledge structural changes in the retail sector and advocate for flexible policies to support the vitality and viability of town centres, allowing for a more diverse range of uses, including housing.20 Changes to the Use Classes Order in 2020 also aim to support high street revival by allowing greater flexibility in property use 20
Station Road faces ongoing challenges and adaptations in the face of changing retail trends. The historical rise of "out of town shopping" 12 and the contemporary need for town centres to diversify their offerings 20 reflect the continuous pressures on traditional high streets. The rejection of residential conversions at the Station 13 indicates a strategic desire to retain commercial or office space, or to ensure that any adaptive reuse aligns with the area's mixed-use character and infrastructure limitations. Concerns about new residential developments, such as the Mile Oak estate, exacerbating traffic congestion and straining local services like doctors, buses, and schools 21, highlight the persistent pressure of population growth on existing infrastructure. Such pressures can indirectly impact the accessibility and attractiveness of local high streets. The combination of the historical shift towards "out of town shopping" 12, modern planning frameworks advocating for town centres to diversify 20, and the emergence of contemporary businesses like photography studios, cafes, and salons on Station Road 3 suggests a crucial evolutionary trend. Station Road's high street is actively adapting to the challenges posed by large retail parks and e-commerce. The move away from solely physical goods retail towards service-based businesses, leisure activities, and specialised offerings reflects a broader trend of high streets re-inventing themselves to provide experiences and services that cannot be easily replicated online or in large out-of-town centres, ensuring their continued viability as community hubs.
6. Conclusion: A Dynamic History of Commerce and Community
The history of shops in Station Road, Portslade, is a compelling narrative of urban transformation and adaptation. What began as a humble rural farm track, known variously as Aldrington Drove or Red House Drove, gradually evolved into a high-class residential enclave characterised by substantial villas.4 The pivotal moment in its commercial journey arrived with the construction and subsequent development of the Portslade railway station in the mid-19th century.1 This infrastructure project served as the primary catalyst, driving significant population growth in the coastal area and fundamentally shifting the area's economic gravity towards the station, leading to the relocation of the main shopping area from North Road to Station Road.2
This groundwork culminated in the definitive transformation of Station Road into a bustling primary shopping street from the 1930s onwards.5 Initially, it was characterised by a vibrant mix of local, independent shops, such as drapers and early food stores like Keymarkets and Shoppers Paradise, serving a community that relied on walking for their daily needs.12 The deliberate demolition of residential properties like Merlin Lodge to construct new parades of shops further underscores the intentional development of retail infrastructure during this period.4
The street has continuously adapted to post-war economic changes, including the advent of larger retailers like Woolworths 15 and the ongoing complexities of modern urban planning. Contemporary Station Road reflects broader trends in retail and community development, with a shift towards service-based businesses, cafes, and salons.3 Planning decisions, such as the repeated rejection of residential conversions at the railway station 13, indicate a strategic effort to preserve the area's commercial and transport-oriented character, balancing development with community needs.
Despite historical administrative divisions, such as the renaming of the Hove side to Boundary Road 5, and the continuous shifts in retail landscapes, Station Road has demonstrated remarkable resilience and a capacity for continuous re-invention. Its entire historical trajectory, from a non-commercial rural track to a residential area, then a traditional high street, and now a mixed-use commercial centre adapting to modern challenges, demonstrates an inherent adaptability and enduring importance to the local community. It remains a vital commercial and community artery for Portslade, constantly transforming its function and character to meet the evolving needs of its residents, ensuring its continued relevance as a central hub.
Portslade railway station - Wikipedia, accessed on June 12, 2025, https://en.wikipedia.org/wiki/Portslade_railway_station
Portslade - Wikipedia, accessed on June 12, 2025, https://en.wikipedia.org/wiki/Portslade
Contact - Phase Photography, accessed on June 12, 2025, https://phasephotography.co.uk/contact/
Station Road, Portslade, accessed on June 12, 2025, http://portsladehistory.blogspot.com/2015/01/station-road-portslade.html
portslade station road, accessed on June 12, 2025, http://www.mmhistory.org.uk/cce/sue/final_website/
Portslade-by-Sea Urban District Council - Discovery | The National Archives, accessed on June 12, 2025, https://discovery.nationalarchives.gov.uk/details/c/F90284
Portslade History Trail. 1000 years of history in a one mile walk, accessed on June 12, 2025, https://www.portsladehistory.co.uk/19th-century
Portslade Railway Station (in Portland Road, Hove), accessed on June 12, 2025, http://portsladehistory.blogspot.com/2015/01/portslade-railway-station.html
Railways in early nineteenth century Britain - UK Parliament, accessed on June 12, 2025, https://www.parliament.uk/about/living-heritage/transformingsociety/transportcomms/roadsrail/kent-case-study/introduction/railways-in-early-nineteenth-century-britain/
Railways and growth: evidence from nineteenth century England and Wales, accessed on June 12, 2025, https://www.campop.geog.cam.ac.uk/research/projects/transport/railwaysoccupations_jan202017.pdf
Brighton Equitable Co-operative Society (at Hove & Portslade), accessed on June 12, 2025, http://hovehistory.blogspot.com/2015/08/brighton-equitable-co-operative-society.html
Portslade Station Road, accessed on June 12, 2025, http://www.mmhistory.org.uk/cce/sue/final_website/Completedpage3web.htm
Decision on plan to turn part of Portslade train station into flats - The Argus, accessed on June 12, 2025, https://www.theargus.co.uk/news/25165500.decision-plan-turn-part-portslade-train-station-flats/
Architect signals new future for Portslade station - Brighton and Hove News, accessed on June 12, 2025, https://www.brightonandhovenews.org/2022/04/29/architect-signals-new-future-for-portslade-station/
Woolworths (United Kingdom) - Wikipedia, accessed on June 12, 2025, https://en.wikipedia.org/wiki/Woolworths_(United_Kingdom)
Buildings and architecture of Brighton and Hove - Wikipedia, accessed on June 12, 2025, https://en.wikipedia.org/wiki/Buildings_and_architecture_of_Brighton_and_Hove
Plans For Portslade LED Advertising Screen Refused On Appeal - More Radio, accessed on June 12, 2025, https://www.moreradio.online/news-post/plans-for-portslade-led-advertising-screen-refused-on-appeal
Portslade Neighbourhood Action Plan - Brighton & Hove City Council, accessed on June 12, 2025, https://www.brighton-hove.gov.uk/support-our-communities/portslade-neighbourhood-action-plan
Shoreham Harbour Transport Strategy - Adur & Worthing Councils, accessed on June 12, 2025, https://www.adur-worthing.gov.uk/media/Media,142208,smxx.pdf
Adur Retail and Town Centres Study - January 2024 - Adur & Worthing Councils, accessed on June 12, 2025, https://www.adur-worthing.gov.uk/media/Media,171760,smxx.pdf
New Mile Oak estate will worsen traffic jams and stretch local services, say neighbours - Brighton and Hove News, accessed on June 12, 2025, https://www.brightonandhovenews.org/2019/06/07/new-mile-oak-estate-will-worsen-traffic-jams-and-stretch-local-services-say-neighbours/
Go back to Index
This fragmentation, though subtle, may have contributed to distinct micro-environments along what appears to be a single, continuous thoroughfare, shaping the pace and nature of commercial growth on each side.
This report will trace the historical journey of Station Road, from its humble beginnings as a rural track to its current status as a significant commercial and community centre. It will highlight the pivotal moments and underlying forces that shaped its commercial landscape, from the transformative impact of the railway to the adaptations required in the modern retail environment.
2. Early Days: From Rural Track to Residential Enclave (Pre-19th Century to c. 1880s)
Before its commercial ascent, Station Road existed as a tranquil, predominantly rural pathway. As previously noted, it functioned primarily as a farm track until the nineteenth century, serving an area that was largely agricultural.4 The broader Portslade landscape during this period was characterised by extensive farms managed by wealthy landowners and their tenant farmers.7
A glimpse into the early inhabitants and their occupations is provided by the 1861 census, which referred to the few dwellings along "The Drove" (Station Road's contemporary name).4 Records indicate the presence of a blacksmith and four brick-makers, including the notable James Clayton.4 These occupations suggest an early focus on industrial and craft-based activities rather than retail.
By the 1860s, a notable shift began with the construction of substantial villas at the southern end of the road, specifically north of the junction with North Street.4 By 1889, these residences were formally named Hope Villa, Russell House, and Havelock House.4 Hope Villa, for instance, was home to builder James Bayley in 1861 and later to Robert Powell in 1891, an individual described as living "on his own means," indicating a degree of affluence and a residential character that attracted those of independent wealth.4 Further reinforcing this high-class residential identity, St Neotts (now 59 Station Road), a distinctive house with a dome, served as a residence for members of the medical profession for over 70 years.4 This period firmly established Station Road as a "very tranquil high-class residential area" before its later commercial transformation.5
Despite its predominantly residential nature, early indications of commercial intent began to surface towards the close of the 19th century. A terrace located at the southern end of the road, south of the Blue Anchor, notably bore the inscription "The Market" and the date "1898".4 This inscription is significant as it suggests an early, possibly planned, commercial presence or an anticipation of market activity in the area, even before the widespread commercialisation of the street. Further evidence of this nascent commercial transition appeared around 1900, when the houses adjacent to the 'Railway Inn', originally known as 'Courtney Terrace', were demolished. The pavements were subsequently widened to create a parade of shops.5 This physical alteration marks a definitive step towards commercial use, demonstrating that commercial development was being actively planned and implemented on Station Road decades before it became a dominant shopping area "around the 1930s".5 This indicates a more gradual, rather than sudden, transition from residential to commercial, driven by underlying economic shifts and population growth. The presence of these early commercial markers suggests a proactive response to emerging opportunities rather than a purely reactive change.
3. The Railway's Transformative Impact (1840s - Early 20th Century)
The arrival of the railway in Portslade proved to be the single most significant catalyst for Station Road's transformation. The railway line connecting Brighton and Shoreham commenced operations on May 12, 1840, with a small station initially erected at the northern end of Station Road to serve the area then known as Copperas Gap.1 Although passenger traffic was initially low, leading to the station's closure in July 1847 and its reopening only in 1857 after partial rebuilding, a more substantial investment followed.1 A new, more spacious railway station, built in a distinctive Italianate style, was constructed in 1881 and relocated to the east of the level crossing.1 This significant upgrade underscored the growing importance of the railway as a regional connector.The railway's presence spurred dramatic population growth and urban development in Portslade. The arrival of the line in 1840 "encouraged rapid development of the coastal area," which was subsequently renamed Portslade-by-Sea in 1898, reflecting its burgeoning urban character.2 Portslade's population swelled from 358 in 1801 to over 4000 by 1891, an exponential increase directly attributable to improved accessibility.7 On a broader national scale, railways in 19th-century England and Wales facilitated faster and more economical travel for both people and goods, significantly reducing freight costs for materials like coal and building supplies, and stimulating industrial growth.9 Critically, railways attracted population and secondary/tertiary employment to towns and localities situated near stations, a pattern directly observed in Portslade 10
This demographic and economic shift led to a fundamental reorientation of Portslade's commercial geography. The original shopping area was historically located in North Road, an area that has since transitioned into an industrial zone.5 However, the exponential population growth driven by the railway's accessibility made Station Road "more popular as the town of Portslade grew".5 This demographic influx created a new center of gravity for commerce, drawing businesses towards the new transport hub and its surrounding residential developments, effectively shifting the primary retail focus from the older, less connected North Road to the strategically located Station Road. This exemplifies how major infrastructure projects can fundamentally reshape urban economic centres.
Initial commercial activities directly linked to the station began to emerge. During the 1950s and 1960s, an old railway carriage named Maud's operated as a workman's café directly on the station forecourt, providing a "welcome hot cup of tea" to railway workers and travellers.8 A fruit and vegetable stall was also situated near Maud's, further illustrating the practical and diverse nature of early commercial offerings catering to the immediate needs of those utilising the railway.8 These informal businesses suggest that commercial activity often precedes formal retail development. These small, adaptable ventures catered to immediate needs generated by the station's traffic and the growing local population, acting as a precursor or early indicator of the area's commercial viability before more permanent, purpose-built shops emerged. More recently, attempts in 2022 and 2024 to convert vacant station offices into residential flats (Houses in Multiple Occupation or HMOs) were rejected by the Brighton and Hove City Council, citing unsuitability due to noise, lack of amenity space, and proximity to the railway line.13 This highlights the ongoing commercial and transport-oriented nature of the station area, resisting purely residential conversion.
The table below provides a chronological overview of key milestones in Station Road's development, illustrating the profound impact of the railway and subsequent urban changes.
Table 1: Key Milestones in Station Road's Development (1840-Presen
4. The Birth of a Shopping Street: Station Road's Commercialisation (1930s - Mid-20th Century)
The 1930s marked a pivotal decade when Station Road definitively transformed into Portslade's primary commercial hub. It is widely acknowledged that Station Road, Portslade, became a recognized shopping area "since around the 1930s".5 This represented a significant shift from its preceding identity as a "tranquil high class residential area".5 This commercialization also coincided with the decline of North Road, which had previously served as Portslade's main shopping district but subsequently transitioned into an industrial zone.5Concrete examples illustrate this period of intense commercialisation and deliberate urban planning. In 1936, Merlin Lodge, a residential property, was demolished to make way for a new parade of shops, including premises for Vine & Lee.4 This was not merely organic growth but a direct and intentional response to increasing commercial demand in the area. This systematic replacement of existing residential structures with purpose-built commercial ones reflected the growing economic viability of Station Road as a retail hub and a fundamental shift in land use priorities. A long-standing presence on Station Road from the 1930s into the 1950s was Gilbert E. Goble, a publican, whose family's involvement in local commerce extended to his sons running a greengrocer's in nearby North Street.4
Recollections from long-time residents provide a vivid picture of the street's character during this era. Lynne, a Portslade native, recalls Station Road as the destination for weekly food shopping "before out-of-town shopping was available".12 Specific large food shops of the time included Keymarkets, which was later subdivided into Superdrug and Sussex Stationers, and Shoppers Paradise, now the site of Peacocks.12 These establishments were likely early forms of supermarkets or general stores, crucial for serving the community's daily needs.
The retail environment of this period was largely defined by the absence of widespread car ownership. "People did not have cars, so everyone walked to the shops," emphasising the highly localised and walkable nature of commerce.12 Station Road was described as "a very busy shopping area, everything was there," highlighting its comprehensive retail offerings.12 The reliance on specialised independent stores was paramount: "People made their own clothes in those days, so you did not need clothes shops, there was a drapers to buy material from. People could do all their shopping from the individual shops that were there".12 This paints a picture of a highly self-sufficient, community-focused retail environment, where residents relied entirely on nearby shops for all their daily needs. This fostered a dense and diverse array of independent businesses, promoting community self-sufficiency and a distinct shopping culture, which contrasts sharply with later trends of out-of-town shopping and larger, car-dependent supermarkets.
Beyond formal shopfronts, the station forecourt itself hosted notable early businesses. Maud's, an old railway carriage, served as a workman's café during the 1950s and 1960s, providing essential services to railway workers and travellers.8 A fruit and vegetable stall was also located near Maud's, further illustrating the diverse and practical nature of early commercial offerings.8
The following table further illustrates the evolution of commercial establishments on Station Road, showcasing the transition from informal ventures to established retail outlets.
Table 2: Evolution of Commercial Establishments on Station Road
5. Modern Retail Landscape and Urban Evolution (Mid-20th Century - Present)
The mid-20th century ushered in significant changes to Station Road's retail environment, largely driven by evolving economic patterns and consumer habits. The rise of "out of town shopping" began to pose a considerable challenge to the traditional local high street model.12 On Station Road itself, this era saw the prominence of larger food shops like Keymarkets and Shoppers Paradise. Keymarkets later underwent a transformation, splitting into Superdrug and Sussex Stationers, while Shoppers Paradise is now occupied by Peacocks.12 This illustrates the arrival of more consolidated retail formats and the subsequent adaptation of spaces to accommodate evolving retail demands. A notable development reflecting the expansion of national retail chains into the area was the opening of a Woolworths branch on Boundary Road (adjacent to Station Road) on May 22, 1958, specifically referred to as "Portslade" to distinguish it from an existing Hove branch.15 This expansion of larger retailers marked a defining characteristic of the post-war retail landscape. More broadly, the 1960s and 1970s witnessed the loss of many historic buildings in Brighton and Hove due to redevelopment, though conservation movements also gained influence, successfully preserving other historic structures.16
In the contemporary era, Station Road is characterised by a diverse and active commercial environment, described as having "buzzing shops, cafes and salons".3 Specific examples of modern businesses include Phase Photography, located at 11A Station Road, situated above a Nail and Beauty Bar, with Card Factory noted as being directly opposite.3 These examples highlight a discernible shift towards service-based businesses and convenience retail, adapting to the changing needs of the local population and broader retail trends.
Urban planning initiatives play a crucial role in shaping the street's commercial and residential mix, often revealing underlying tensions and strategic decisions. Recent planning applications provide a clear illustration of this dynamic. Plans submitted in 2022 and 2024 to convert vacant offices within the Grade II-listed Portslade railway station into residential flats (Houses in Multiple Occupation or HMOs) were repeatedly rejected by Brighton and Hove City Council.13 The council's refusal cited the unsuitability of the proposals for residential use due to factors such as noise, inadequate internal and external amenity space, proximity to the railway, and the undesirable loss of existing office space.13 This consistent rejection highlights a significant and ongoing tension in urban planning: balancing the preservation of historic structures, the need to repurpose unused space, and the desire to maintain or enhance the area's existing commercial and transport character. The council's reasoning suggests a strategic intent to protect the station's functional integrity and the surrounding area's mixed-use nature, rather than allowing purely residential sprawl that might undermine its historical and current role.
Another instance of planning intervention involved a proposal for a large LED advertising screen in Carlton Terrace, on the Portslade side of Boundary Road. This application was refused on appeal due to its "overly large and incongruous" size and its "visually intrusive" nature within a "partially residential environment".17 This decision further illustrates the council's efforts to balance commercial visibility with the amenity and character of mixed-use areas, ensuring that new developments align with the existing urban fabric.
Current strategic planning frameworks also outline the future direction for Portslade. The Portslade Neighbourhood Action Plan, developed in 2018, aims to improve and develop North & South Portslade based on local knowledge and community consultation, underscoring a community-led approach to future development.18 Furthermore, the Shoreham Harbour Joint Area Action Plan (JAAP) represents a long-term, 15-year strategic vision for comprehensive regeneration in nearby areas like Aldrington Basin and South Portslade, encompassing 1,400 new homes and 23,500m² of new employment space.19 This significant regional plan will undoubtedly influence the broader economic and demographic context of Station Road, potentially increasing footfall and demand for local services. Modern planning frameworks, such as the National Planning Policy Framework (NPPF), acknowledge structural changes in the retail sector and advocate for flexible policies to support the vitality and viability of town centres, allowing for a more diverse range of uses, including housing.20 Changes to the Use Classes Order in 2020 also aim to support high street revival by allowing greater flexibility in property use 20
Station Road faces ongoing challenges and adaptations in the face of changing retail trends. The historical rise of "out of town shopping" 12 and the contemporary need for town centres to diversify their offerings 20 reflect the continuous pressures on traditional high streets. The rejection of residential conversions at the Station 13 indicates a strategic desire to retain commercial or office space, or to ensure that any adaptive reuse aligns with the area's mixed-use character and infrastructure limitations. Concerns about new residential developments, such as the Mile Oak estate, exacerbating traffic congestion and straining local services like doctors, buses, and schools 21, highlight the persistent pressure of population growth on existing infrastructure. Such pressures can indirectly impact the accessibility and attractiveness of local high streets. The combination of the historical shift towards "out of town shopping" 12, modern planning frameworks advocating for town centres to diversify 20, and the emergence of contemporary businesses like photography studios, cafes, and salons on Station Road 3 suggests a crucial evolutionary trend. Station Road's high street is actively adapting to the challenges posed by large retail parks and e-commerce. The move away from solely physical goods retail towards service-based businesses, leisure activities, and specialised offerings reflects a broader trend of high streets re-inventing themselves to provide experiences and services that cannot be easily replicated online or in large out-of-town centres, ensuring their continued viability as community hubs.
6. Conclusion: A Dynamic History of Commerce and Community
The history of shops in Station Road, Portslade, is a compelling narrative of urban transformation and adaptation. What began as a humble rural farm track, known variously as Aldrington Drove or Red House Drove, gradually evolved into a high-class residential enclave characterised by substantial villas.4 The pivotal moment in its commercial journey arrived with the construction and subsequent development of the Portslade railway station in the mid-19th century.1 This infrastructure project served as the primary catalyst, driving significant population growth in the coastal area and fundamentally shifting the area's economic gravity towards the station, leading to the relocation of the main shopping area from North Road to Station Road.2
This groundwork culminated in the definitive transformation of Station Road into a bustling primary shopping street from the 1930s onwards.5 Initially, it was characterised by a vibrant mix of local, independent shops, such as drapers and early food stores like Keymarkets and Shoppers Paradise, serving a community that relied on walking for their daily needs.12 The deliberate demolition of residential properties like Merlin Lodge to construct new parades of shops further underscores the intentional development of retail infrastructure during this period.4
The street has continuously adapted to post-war economic changes, including the advent of larger retailers like Woolworths 15 and the ongoing complexities of modern urban planning. Contemporary Station Road reflects broader trends in retail and community development, with a shift towards service-based businesses, cafes, and salons.3 Planning decisions, such as the repeated rejection of residential conversions at the railway station 13, indicate a strategic effort to preserve the area's commercial and transport-oriented character, balancing development with community needs.
Despite historical administrative divisions, such as the renaming of the Hove side to Boundary Road 5, and the continuous shifts in retail landscapes, Station Road has demonstrated remarkable resilience and a capacity for continuous re-invention. Its entire historical trajectory, from a non-commercial rural track to a residential area, then a traditional high street, and now a mixed-use commercial centre adapting to modern challenges, demonstrates an inherent adaptability and enduring importance to the local community. It remains a vital commercial and community artery for Portslade, constantly transforming its function and character to meet the evolving needs of its residents, ensuring its continued relevance as a central hub.
Click here Hear an Audio Version of the article
Works citedPortslade railway station - Wikipedia, accessed on June 12, 2025, https://en.wikipedia.org/wiki/Portslade_railway_station
Portslade - Wikipedia, accessed on June 12, 2025, https://en.wikipedia.org/wiki/Portslade
Contact - Phase Photography, accessed on June 12, 2025, https://phasephotography.co.uk/contact/
Station Road, Portslade, accessed on June 12, 2025, http://portsladehistory.blogspot.com/2015/01/station-road-portslade.html
portslade station road, accessed on June 12, 2025, http://www.mmhistory.org.uk/cce/sue/final_website/
Portslade-by-Sea Urban District Council - Discovery | The National Archives, accessed on June 12, 2025, https://discovery.nationalarchives.gov.uk/details/c/F90284
Portslade History Trail. 1000 years of history in a one mile walk, accessed on June 12, 2025, https://www.portsladehistory.co.uk/19th-century
Portslade Railway Station (in Portland Road, Hove), accessed on June 12, 2025, http://portsladehistory.blogspot.com/2015/01/portslade-railway-station.html
Railways in early nineteenth century Britain - UK Parliament, accessed on June 12, 2025, https://www.parliament.uk/about/living-heritage/transformingsociety/transportcomms/roadsrail/kent-case-study/introduction/railways-in-early-nineteenth-century-britain/
Railways and growth: evidence from nineteenth century England and Wales, accessed on June 12, 2025, https://www.campop.geog.cam.ac.uk/research/projects/transport/railwaysoccupations_jan202017.pdf
Brighton Equitable Co-operative Society (at Hove & Portslade), accessed on June 12, 2025, http://hovehistory.blogspot.com/2015/08/brighton-equitable-co-operative-society.html
Portslade Station Road, accessed on June 12, 2025, http://www.mmhistory.org.uk/cce/sue/final_website/Completedpage3web.htm
Decision on plan to turn part of Portslade train station into flats - The Argus, accessed on June 12, 2025, https://www.theargus.co.uk/news/25165500.decision-plan-turn-part-portslade-train-station-flats/
Architect signals new future for Portslade station - Brighton and Hove News, accessed on June 12, 2025, https://www.brightonandhovenews.org/2022/04/29/architect-signals-new-future-for-portslade-station/
Woolworths (United Kingdom) - Wikipedia, accessed on June 12, 2025, https://en.wikipedia.org/wiki/Woolworths_(United_Kingdom)
Buildings and architecture of Brighton and Hove - Wikipedia, accessed on June 12, 2025, https://en.wikipedia.org/wiki/Buildings_and_architecture_of_Brighton_and_Hove
Plans For Portslade LED Advertising Screen Refused On Appeal - More Radio, accessed on June 12, 2025, https://www.moreradio.online/news-post/plans-for-portslade-led-advertising-screen-refused-on-appeal
Portslade Neighbourhood Action Plan - Brighton & Hove City Council, accessed on June 12, 2025, https://www.brighton-hove.gov.uk/support-our-communities/portslade-neighbourhood-action-plan
Shoreham Harbour Transport Strategy - Adur & Worthing Councils, accessed on June 12, 2025, https://www.adur-worthing.gov.uk/media/Media,142208,smxx.pdf
Adur Retail and Town Centres Study - January 2024 - Adur & Worthing Councils, accessed on June 12, 2025, https://www.adur-worthing.gov.uk/media/Media,171760,smxx.pdf
New Mile Oak estate will worsen traffic jams and stretch local services, say neighbours - Brighton and Hove News, accessed on June 12, 2025, https://www.brightonandhovenews.org/2019/06/07/new-mile-oak-estate-will-worsen-traffic-jams-and-stretch-local-services-say-neighbours/
Go back to Index
No comments:
Post a Comment