The Bosham Association regularly looks at Planning Applications to see if they correspond with the Association’s aims to maintain, protect and improve the environment, both built and natural, of the Parish of Bosham and surrounding areas. 

The Committee’s Planning Group receives notification of planning applications from the Bosham Parish Council and where appropriate, representations are made to the Chichester District Council (CDC) which may be an objection, a letter of comment sometimes suggesting ways of making the application more acceptable, or on occasions a letter in support of the application.

Click on the next rows for a further explanation:

• How to review planning applications in Bosham
• Criteria  used in assessing applications
• Local Planning Policy affecting our parish

Principles:

To regularly review Planning Applications to see if they meet with the Association’s aims to maintain, protect, and improve both the built and natural environment of the Parish of Bosham.

The Committee will consider:

• Whether an application will impact on the visual amenity and character of the built environment of the village.
• Whether an application will impact on the natural environment of the village.

In line with planning guidance the following may be considered:

• A proposed use is suitable for the area.
• The appearance and size of a new building is in keeping with its neighbours and its surroundings.
• External alterations to an existing building are in character.
• Adjoining residents will suffer any overshadowing, overlooking or loss of privacy.
• There will be any increase in noise and disturbance, for example from extra traffic.
• Any new roadways or accesses and parking will be safe for road users and pedestrians.
• In the case of an application for an advertisement, the proposed sign is too large or unsightly.
• A public footpath is affected.
• There is any visual or environmental effect upon the landscape, for example the loss of trees or hedgerows.
• Any effect on Bosham as a dark skies site within the Chichester Harbour Area of Outstanding Natural Beauty.  More information available at https://www.conservancy.co.uk/exploring/dark-skies/
• The Committee will not consider loss of view, boundary disputes between neighbours, or loss of property value.

Procedures:

• Where appropriate the Committee may make representations to Chichester District Council (CDC) which may be an objection, a letter of comment or a letter of support.
• Where appropriate the Committee may consult with Bosham Parish Council.
• Where appropriate the Committee may discuss an application with the applicant.

To see planning applications for Bosham go to the CDC planning website page click on 'View planning applications'. Then either enter the address,  the Reference Number (if known) omitting suffix eg 16/12345. Or just Bosham and Click on 'Search'.

Full details can then be seen by clicking on appropriate tabs e.g. “Documents” and “Important Dates”.

Local Planning Policy affecting our parish

The distinctive characteristics of Bosham owe much to its rich history which is bound up with its unique location within Chichester Harbour and its relationship to the market and cathedral town of Chichester. In order to preserve and enhance these distinctive features, whilst responding to new challenges of contemporary society, a range of policies have been and continue to be elaborated and adopted.

During the 2000s local people were led to believe that they could shape how their localities could be developed or redeveloped and so we in Bosham spent several years forging local policies, compliant with national and district policies. As a result, we created policies which remain largely intact. In parallel the Chichester Harbour Conservancy developed design guidelines covering the National Landscape area of Chichester Harbour which covers two thirds of our parish. These documents are still a ‘material consideration’ when considering development proposals.

Amongst them are the following four downloadable planning documents:

1.     The Bosham Conservation Area Character Appraisal and associated map

2.     The Bosham Village Design Statement see https://www.chichester.gov.uk/village-design-statements

3.     Chichester District Council Local Plan  see https://www.chichester.gov.uk/newlocalplan

4.     The Bosham Parish Neighbourhood Plan see https://www.chichester.gov.uk/media/26961/Bosham-Neighbourhood-Plan-for-referendum-October-2016/pdf/Bosham_NP_FINAL.pdf?m=1475678375887

The Bosham Conservation Area Character Appraisal and associated map cover the historic core of the village around the church, the quay, the millstream and medieval meadows. It was last reviewed by the Bosham Association and the Bosham Parish Council and adopted by the Chichester District Council in 2013.  CLICK for background information.

The Bosham Village Design Statement This is intended to be helpful to those considering adding to or replacing buildings in the Parish. Guidelines are given for each of a number of character areas throughout the whole parish. It was jointly written by members of the Bosham Association and the Bosham Parish Council and was adopted by the Chichester District Council in December 2011.  CLICK for background information.

Chichester District Council Local Plan to which other village plans should conform. This has gone through a tormented gestation, but should be finally adopted in July 2025.
This in turn must conform to the National Planning Policy Framework (NPPF).  Once the Local Plan is ‘made’, the Government expects work to begin on a new Local Plan as soon as possible. The details will depend on when and how the Local Government reorganisation plans come into effect. The Government proposes some significant changes to the National Planning Policy Framework (NPPF) and the National Planning Practice Guidance (NPPG). Changes include a revised method for calculating ‘Housing Need’ for use in preparing Local Plans. The number of houses Councils will be required to plan for will be based on current housing stocks and an affordability calculation. As a result, this revised method of calculation will increase the numbers of houses to be built in less affordable areas such as Chichester.
In theory we would need to build 1305 dwellings per annum (dpa) to meet the requirements of this new calculation.

The general requirement to maintain a Five-Year Housing Land supply is reinstated, and the presumption in favour of Sustainable Development is strengthened. The revised NPPF gives Social Rented Housing an increased prominence. For planning applications and appeals decisions, the revised NPPF applies with immediate effect. From July 2026 we will need a 5-year housing land supply and a 20% buffer.

It remains to be seen if such a nationally-led planning system will respect the guidance given in these local official policy documents. Listed above and below.

The Bosham Parish Neighbourhood Plan.​

• For full version of Neighbourhood Plan, press link above - select from Submission Documents
• For full version of Examiner's Report, press link above - select from Examination Documents

The Localism Act (2011) gave powers to local communities, parish and town councils to produce Neighbourhood Plans. The Neighbourhood Planning Regulations (2012) set out the stages of producing a Neighbourhood Plan. We were told that Neighbourhood planning was a way for local communities to decide the future of their areas. Successful Neighbourhood Plans should form part of the development plan used by Chichester District Council in determining planning applications. Importantly it was supposed to allow us to allocate housing developments to sites chosen locally to meet the housing target, initially of 50 houses.

Accordingly, the Bosham Parish Neighbourhood Plan team pressed ahead with very full consultations of all householders. For each of six exhibitions approximately 1700 invitation leaflets were delivered door-to-door and most of the exhibitions were staged at both the Village Hall in Walton Lane and in St Nicholas Church Hall in Brooks Lane. Attended by between 100 and 370 people at each exhibition, all were all invited to give comments and make options based upon full planning and environmental information provided by statutory agencies. At the final exhibition (Expo6) people were asked to rank the available sites.

The results were as follows in terms of most and least favoured:-

1. Bullock Barns – SHLAA  BB 08198 -  8 homes
2. Oakcroft Nursery – SHLAA BB 08194 -  23 homes) this site went to the Hospice development.
3. Dolphin House -SHLAA BO 08185 -  up to 5 home
4. Swan Field – SHLAA BB 08197 -  25 homes
5. Walton Farm – SHLAA BO 1405A -  up to 18 homes
6. Crede Farm – SHLAA BO08189 - up to 12 homes
7. French Gardens – SHLAA BB 08196 -  6 hectare site
8. Highgrove Farm - Option for 50 houses
9. Green Ltd Field – SHLAA BO 1406 -  up to 11 homes
10. Highgrove Farm - Option for 100 houses
11. Highgrove Farm – Option for 200 houses

Our own planning showed that we could accommodate up to 62 dwellings in small scale additions around the existing groupings of the settlement but all within the area of National Landscape.

All consultation documents were then sent to Janet Cheesley, an Independent Examiner, who published her Report in January 2016.

The Examiner included in her summary:-
“I have recommended that the housing allocation Policy 2 is deleted.
This is primarily because I do not have robust evidence to clearly indicate that the site selection has regard to the statutory duty to ensure that great weight continues to be given to conserving the landscape and scenic beauty of the Area of Outstanding Natural Beauty, which has the highest status of protection.” 

In conclusion she stated:- 
“my overall conclusion is that subject to my recommendations, the Plan meets the Basic Conditions. I am pleased to recommend that the Bosham Parish Neighbourhood Plan 2014 - 2029, as modified by my recommendations, should proceed to Referendum.”

By 3rd May 2016 Bosham Neighbourhood Plan was forced to do the opposite of what villagers had expressly wished. We have the prospect of 300 houses at Highgrove consuming grade 1 and grade 2 farm land and adding to the continuous urban sprawl between Chichester and Emsworth. We have no answers yet on how the sewerage system will cope as it already struggles.

Local Plan 2025
The Local plan was adopted in August 2025 and is available here

Changes to the NPPF and NPPG will impact the new Local Plan but the national policy framework offers little hope for promoting more social housing and reduces the weight afforded to environmental considerations in favour of development.

The proposed re-organisation of local government towards unitary authorities whilst offering a more efficient local government service will be a further complication in any subsequent framing of subsequent local planning.