Conservation of the Historic Environment - Policy 3
Justification and evidence
The range of heritage assets in the Parish of Bosham
The settlements and the surrounding rural areas of the parish are rich in historic assets. These comprise listed buildings and
structures, notable (i.e. locally listed buildings, archaeological sites, ancient millstream and associated pond and sluices, ancient
paving, historic settlement pattern as well as the settings and views for all of these discrete elements. Conserving and enhancing
as well as assisting the interpretation, understanding and appreciation of these historic elements are objectives of neighbourhood
plan policy.
The archaeology of Bosham parish
There is evidence of a human presence in Bosham parish from the middle
stone age, about ten thousand years ago. However, there was probably no
permanent settlement until the advent of farming in the neolithic, whilst
the earliest firm evidence of occupation in the parish is in the Bronze Age.
Sea salt was utilised at least from the Iron Age, and there seems to have
been a late Iron Age shrine near Broadbridge that may have marked the
western boundary of a tribal area centred on Fishbourne. Both sites
developed into significant establishments in the Roman period, and a
Roman road from Chichester to Southampton and Winchester ran across
the north of the parish. There seems to have been a Roman building close
to the parish church, and it is likely that the site was an important port.
The Venerable Bede tells us that there was an Irish monastic centre at
Bosham prior to the conversion of the South Saxons by St Wilfrid in the
680s AD, and it seems that the modern layout of the village was
influenced by this early Christian presence.
Right Picture: The Bosham Head: a colossal head now attributed to
Emperor Trajan and likely to have been made during the rule of Hadrian,
found before 1804 near to the Holy Trinity Church. Now retained at the
Novium, Chichester. Photo: by permission of the Novium.
Below: An aerial view of Church, college area, watermill sites and Quay
from the south-west – the medieval core of the settlement. Photo by
permission of Chichester Harbour Conservancy
Below Map 1
Distribution of listed buildings throughout the parish. (Source: James Kenny District Archaeologist)
The historic elements in the wider
parish
Across the wider parish are
scattered sites of archaeological
significance (principally Roman
finds) and a number of late 18th and
early 19th century farmhouses of
Georgian style, all of which are also
listed. By contrast, with the
Conservation Area, which has the
form of a compact settlement
around the millstream, quay,
church and manor, these other
sites are relatively isolated and
scattered through the rural area of
the peninsula.
The historic core of the Village – the
Conservation Area
Human settlement in the parish
may have dated from the first
century AD, with indications of
Roman presence and client rulers of
Rome engaged in landings around
the Bosham peninsula. The earliest
Christian communities were also
established by 680 AD, and the
form of the earliest significant
settlement came in the early
Medieval period. The manor, mills
and mill-stream, church and college
date from this early period and
significant remnants of this
settlement form survive today and
are protected by the designation of
the Conservation Area and the
listed buildings within this area.
Other notable buildings in the
conservation area largely date from
the late 18th and the 19th centuries.
Whilst Bosham stream is unable to
enjoy any particular protective
designation, it is vital to the historic
quality and distinctiveness of the whole settlement. The stream is regulated by the Environment Agency as ‘a major river’ and its
flow is subject to the agency’s monitoring. Within the Conservation Area, the compact settlement of 19th century Bosham took
form as is shown from early Ordnance Survey maps of the area.
Below: Map 2:
OS map from mid-Victorian period.
The rationale for the Conservation Area
The Conservation Area embraces the compact area of
that part of the settlement that had been established
by the middle of the nineteenth century with the
predominant style being brick-built terraces from the
late Georgian and early Victorian period and with
some stone buildings from much earlier. Three
Character Areas are distinguished within the
conservation area. Character Area 1 comprises historic
fields and millpond to the west of the Bosham Mill
Stream. Character Area 2 comprises relatively lowdensity settlement including the Manor House, the
former Congregational Chapel, Church Farm House
and the Mill-stream Hotel and two rows of nineteenth
century terraces along Bosham Lane. Character Area 3
comprises the historic built core with relatively highdensity frontages, a sinuous often-busy High Street, a
tranquil enclosed churchyard surrounding the Medieval Holy Trinity Church, an ancient mill converted to a sailing club, Bosham
Quay and Raptackle (all focal buildings), and the commanding open space of quay meadow. Further along shore road is another
focal building, the ‘Old Town Hall’. Through the spine of the Conservation Area, following the highest land on the Bosham
peninsula all the way to Bosham Quay is the Bosham Millstream. This is of great significance being the reason why there was
continuous settlement from Roman gave way to early Saxon and providing a source of fresh water, irrigation to neighbouring
fields, fishery and mill water head to the community of Bosham from the first century AD to the last century. Hence, the Bosham
Millstream qualifies as a notable feature of the cultural landscape.
Across the Conservation Area roofs are predominantly tile with some slate with lower pitches. Several terraces have long rear
gardens whilst many in the High Street lack any gardens. Front gardens are surrounded by low brick walls creating enclosures
whilst allowing vistas. A recent review of the Conservation Area Character Appraisal has sought to strengthen the protection
afforded by the designation as a Conservation Area by applying an Article 4 Direction, which effectively removes permitted
development rights (January 2014). At present, the plethora of road signs throughout the Conservation Area, but particularly at
the south end of Bosham Lane near to the Harbour creates an overbearing and cluttered appearance. Much of the traffic
management and guidance given to pedestrians could be achieved through alternative and much more sensitive surface
treatments, creating shared space whilst calming traffic and helping to manage increasing visitor numbers. The public car-park at
the heart of the Conservation Area requires enhancement in order to provide a more welcoming and helpful arrival point for
visitors to the village. The provision of an interpretation board in the car-park would enhance public appreciation of the village’s
historic assets.
The setting of the listed buildings
The Conservation Area contains over 40 listed buildings; including the Church of the Holy Trinity, which is Grade I listed. All listed
buildings are currently in good condition and adjacent public areas are well maintained. More than 20 are found beyond the
Conservation Area, but within the Parish including Sorrell House on Bosham Hoe which is Grade II*. In all, there are 63 separate
listed buildings/structures within the parish. The setting of those in the Conservation Area is protected through the Conservation
Area Character Appraisal, whilst those in the AONB are protected by the AONB management plan and the AONB design guidelines
for new and replacement buildings, whilst those listed buildings outside of both the AONB and the CACA have hitherto been less
protected in this respect. Open land to the west of the church (Quay Meadow) and to its north-west (Second Meadow/Mill
Meadow) frame the cluster of medieval sites (Church, Manor, and Mill sites).
Visitor Survey
A set of recent (2013-14) surveys revealed that Bosham receives an estimated 275,000 visitors per year – placing Bosham in the
120 most popular visitor attractions in England to judge from the annual survey figures published by VisitEngland.
The estimate is made with some confidence since it is based on actual car park ticket sales plus sample counts of cars parked in
other locations carried out over 9 months. The average visitors per day vary from 1,400 per day in summer school holidays down
to about 350 per day in winter months out of school holidays. The peak number of visitors (when the village becomes significantly
congested) is around 2,300 per day.

Visitors surveyed made clear that it is the tranquil, historic beauty of the village centre coupled with the water views, which
attracts them here.
The need for continued monitoring of visitor numbers and expectations.

The number of visitors should be monitored a few times each year (primarily in the peak summer period) in order to
provide a firm basis for planning how to cope with future visitor numbers.

The number of visitors arriving by bicycle should be monitored from time to time each year.
The ensemble of buildings and spaces that constitute the core of the Conservation Area contribute to the village as a visitor
destination and a unique contribution to local character and distinctiveness. Hence this neighbourhood plan seeks to conserve and
enhance the historic environment of the parish and the heritage assets therein. For these reasons it is a requirement that new
development respects/maintains/reinforces the historic character and local distinctiveness of the village/parish. The Historic heart
of the village grouped around the Saxon Church will be maintained as an important Conservation area and any development
proposed in this area will continue to be closely scrutinised.
Other current supporting policies
National Planning Policy on Heritage Assets
The National Planning Policy Framework (NPPF) guidance states our obligation to “conserve heritage assets in a manner
appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future
generations” (Core Planning Principles, p6).
The NPPF further requires that local planning authorities “should recognise that heritage assets are an irreplaceable resource and
conserve them in a manner appropriate to their significance” (para 126). Moreover, the guidance states, “As heritage assets are
irreplaceable, any harm or loss should require clear and convincing justification.” (para 132).
The emerging 2014 Chichester District-wide Local Plan in respect of economy and employment states “The Local Plan also seeks
to maintain an attractive environment through protecting the landscape and heritage assets which will encourage tourism and
inward investment from businesses that wish to locate here” (Economy & Employment para 6.3).
Furthermore the Chichester District Local Plan Policy 47 on Heritage states:“New development which recognises, respects and enhances the local distinctiveness and character of the area, landscape and
heritage assets will be supported. Planning permission will be granted where it can be demonstrated that all the following
criteria have been met:
1.
2.
3.
4.
The proposal conserves and enhances the special interest and settings of designated and non-designated heritage assets
including:
a. Monuments and sites and areas of archaeological potential or importance and their setting;
b. Listed buildings;
c. Buildings of local importance including locally listed and positive buildings;
d. Historic buildings or structures/features of local distinctiveness and character;
e. Buildings within a Conservation Area; and
f. Historic Parks or Gardens, both registered or of local importance and historic landscapes.
Development respects distinctive local character and sensitively contributes to creating places of a high architectural and
built quality;
Development is in-keeping with existing designed or natural landscapes; and
The individual identity of settlements is maintained, and the integrity of predominantly open and undeveloped character of
the area, including the openness of the views in and around Chichester and Pagham Harbours, towards the city and the
Cathedral and the South Downs National Park, is not undermined.”
The Bosham Village Design Statement (2011) and the Conservation Area Character Appraisal (reviewed 2013) identify character
areas relevant to these matters and are material considerations in determining planning applications. The Bosham Parish
Neighbourhood Plan supports the designations in these two documents and requires that any future development respect the
guidance given in them. In addition, further opportunities shall be sought from any development proposal to enhance the
appreciation of the setting and context of these documented historical assets.
Heritage Assets in the Conservation Area and Visitor Management Policies:

Local Public Policies should recognise the economic and social value of Bosham and particularly the harbourside and the
conservation area as an important visitor destination. Bosham clearly plays a part in the wider area’s tourist infrastructure
(alongside Chichester itself, Arundel, Fishbourne Roman Palace, West Wittering, etc) which brings substantial income into
the area. Comparison of annual visitor numbers shows that Bosham attracts a substantially larger number of visitors than
any other local attraction with the exception of West Wittering beach.

We should neither actively discourage nor actively encourage visitors. Bosham is a beautiful, historic and unique village and
it would be anti-social to discourage visitors. Nevertheless, at the same time, the historic centre of the village (which
attracts the visitors) is a confined area, which becomes congested. Our expectation is that the number of visitors is likely to
prove self-limiting over the coming years because of the congestion.
Objectives for the conservation and greater appreciation of historic assets
1.
Any changes within historic centre of the village should be minimal.
2.
Any new development shall respect/maintain/reinforce the historic character and local distinctiveness of the village/parish
3.
The existing footprint of listed buildings in the Conservation Area should be maintained and only in exceptional cases shall
modification to the footprint of notable (locally listed) buildings be permitted.
4.
Excessive signage should be removed wherever possible
5.
The main car-park should be re-designed with several objectives in mind
a.
Provide more interpretive information within the car-park on the medieval core of the village and assist those
navigating this area on foot
b.
Allow the existing car-park to realise its full capacity by increasing the visibility of the eastern part through:i.
Make more obvious the existence of the unpaved area of the car park in order to accommodate overflow
parking.
ii.
Replace the Leylandii with low growing plants and a clearer sign directing people to the overflow area that
would increase the actually used capacity from 250 to 400.
c.
Promote the greater separation of vehicles from pedestrians both in the car-park and access it by:
i.
Re-landscape the area with walkways with shrub borders, as found in well-designed supermarket car-parks
ii.
Promote the ‘north’ access as the pedestrian one and the ‘south’ one as the vehicular one,
d.
A new focal point information board for visitors to be located at the exit to the north entrance. The provision of
information to visitors should supplemented by providing a downloadable “app” (through a QR code). The board and
the app to include archaeological, bird watching and local flora information, village historical information and
information about the sailing.
6.
The surfacing of the lower end of Bosham Lane and of the High Street should be changed to discourage vehicle traffic and
to make sure that drivers of vehicles who have such access are aware that this is shared space with pedestrians, cyclists and
boat launching operations. To this end, the pavement in front Gloucester Terrace should be removed and the surface
levelled to the road height. TROs in this stretch should be maintained and enforced. The stretch of ancient pavement
outside the east wall and north of Beach Cottage must be safeguarded.
Some ideas for shared space, car-park remodelling and information boards
Ideas for re-modelling the public car-park:-
Below: Ideas for creating shared space at the
often-congested ‘Street-End’
Ideas on the quality and style of information
boards may be found at
http://www.arccreativedesign.com/
Policy No.3 (Heritage Assets)
New development will be supported where it can be demonstrated that all the following criteria have been met
1.
The proposal conserves and enhances the special interest and settings of designated and non-designated heritage assets
including:
- Sites and areas of archaeological potential or importance and their setting;
- Listed buildings;
- Buildings of local importance including locally listed and positive buildings;
- Historic buildings or structures/features of local distinctiveness and character;
- Buildings within a Conservation Area; and
- Historic and cultural landscapes including streams and ancient woodland.
2.
Development respects distinctive local character and sensitively contributes to creating places of a high architectural and
built quality;
3.
Development is in-keeping with existing designed or natural landscapes; and
4.
The individual identity of settlements is maintained, and the integrity of predominantly open and undeveloped character of
the area, including the openness of the views towards the city and the Cathedral and the South Downs National Park, is not
undermined.
New buildings and the extension of existing buildings will be permitted in the historic core of the village where:
5.
The proposal is in keeping with the Historic Built vernacular of the settlement – walls should match original materials
whether of stone, flint, brick or shiplap, whilst roofs would be expected to be tile with moderate Flemish bond cornices or
crenulated friezes. Existing thatched roofs should be retained. Garden walls which need replacement or repairing must
respect the form of coping stones originally used (e.g. coach-house coping)
6.
The proposal maintains and enhances important views of the historic waterfront. (and back toward notable and listed
buildings within the Conservation Area)
7.
The proposal maintains, enhances and seeks to better reveal appreciation and understanding of the evolution of the early
settlement.
8.
The proposal does not increase the levels of signage but rather seeks to reduce it wherever possible.
9.
The proposal provides adequate parking (to avoid increase pressure on Shore road etc)
10. The proposal maintains the essential variety of spaces including the busy sinuous High Street, the tranquillity of Churchyard,
the recreational capacity of Quay Meadow and the historic narrow Trippet footpath.