Planning

Planning Principles | Planning Advice | Supplementary Planning Document | Works Licences | Houseboats | Landscape Character Assessment

Engaging at the Plan Making Stage

Chichester Harbour Conservancy responds to consultations on planning policy at local and national levels. This is because Chichester Harbour is a National Landscape, which means it has the highest level of protection in UK law. One purpose of the planning system is to ensure that any changes in planning policy will strengthen the need to conserve and enhance the natural beauty of Chichester Harbour National Landscape.

Chichester Harbour Conservancy responds to around 300 planning applications every year. Most of these cases are solely considered by the Planning Officer at Chichester Harbour Conservancy, with occasional input from the Ecologist. For the larger and more controversial planning applications, Chichester Harbour Conservancy has a Member-led Planning Committee which convenes to consider responses to these applications.

This simple Flowchart helps to explain planning applications that will be of interest to Chichester Harbour Conservancy.

Planning Principles

The Management Plan, the special qualities of Chichester Harbour National Landscape, and four Policy Aims therein, are a material planning consideration. The seven Planning Principles, also included in the Management Plan, interpret and supplement the adopted policies of the relevant Local Planning Authorities and have been prepared to promote and reinforce local distinctiveness in the National Landscape.

PP01 Great Weight for a Nationally Important Landscape

PP02 Safeguarding Marine Enterprise

PP03 Residential & Householder Development

PP04 New Tourist / Commercial / Agricultural Development within the Rural Area

PP05 Dark Skies & Light Pollution

PP06 Conversion of Buildings within the Rural Area

PP07 Development Near the National Landscape Boundary

Collectively, they offer those seeking planning permission greater certainty on which to make their plans. It is anticipated that this greater clarity will strengthen relationships between the Local Planning Authorities, developers, voluntary organisations and the general public which in turn will strengthen the delivery of the Management Plan.

The key objectives for the Planning Principles are to be seen from the perspective of Chichester Harbour Conservancy’s functions, recognising that these are consistent with, and seek to interpret, adopted statutory land use policies as they relate to development in the National Landscape. References

Joint Supplementary Planning Document for Chichester Harbour AONB (National Landscape)

Chichester Harbour Conservancy worked closely in partnership to help the two of the Local Planning Authorities (Chichester District Council and Havant Borough Council) to jointly publish adopted guidance on domestic and business development proposals in Chichester Harbour National Landscape. It expands upon the relevant policies in the Local Plans, particularly relating to the design of replacement dwellings and extensions, and provides photographic examples showing the impacts of developments and suggested techniques for limiting those impacts. We would encourage you to look at the Supplementary Planning Document, particularly if you are thinking of applying for planning permission for a replacement dwelling or extension within the National Landscape.

Chichester District Council and Havant Borough Council set out their planning policy and guidance on their websites, which should be referred to in conjunction with the Conservancy’s guidance.

Works Licences

To construct, alter, renew or extend any works on, under or over tidal waters or tidal lands below the level of high water in Chichester Harbour will require a works licence issued by Chichester Harbour Conservancy. Please carefully read through the Guidance Notes below.

Houseboats

The Chichester Harbour Conservancy Act of 1971 defines a ‘houseboat’ as:

“any vessel or structure lying in the water or on the foreshore of or banks abutting on the harbour all or part of which is used or capable of being used as a place of habitation (whether temporarily, intermittently or permanently), as a store or as a place for accommodating or receiving persons for purposes of shelter, recreation, entertainment or refreshment, as club premises or as offices and includes the remains of wreckage of a vessel or structure formerly so used or capable of being so used, but shall not include any ship registered under the Merchant Shipping Act 1894, or any vessel bona fide used for navigation.”

This definition would encompass all vessels being used as accommodation, whether temporarily or on a permanent basis, and incorporates ‘Beds on Board’ and other similar models of hire. All vessels that meet Chichester Harbour Conservancy’s definition of a houseboat, regardless of the description, will be considered as a houseboat.

Chichester Harbour Conservancy appreciates there is a growing need for marine businesses to diversify to remain vibrant hubs for the sailing and boating community and visitors. However, the main water body of the Harbour should be managed and maintained as a clear and open space for the safe and wider enjoyment of the public, as well as the conservation and enhancement of the environment. The open space is already shared among many water and landscape users and must be seen in the wider context of the purpose and aims of the designation as a National Landscape.

Chichester Harbour Conservancy is likely to object to any houseboat application within the wider Harbour outside marinas, since it would likely permanently deny space to others, interfere with the public right of navigation, compromise navigational safety and conflict with the National Landscape designation, wildlife, and special qualities.

Within marinas, all requests for replacement houseboats must be carefully considered. Replacement houseboats, even if covering the same footprint, may add an unacceptable height increase, resulting in a detrimental visual impact. Larger structures may also result in the increased likelihood of noise and light pollution. In terms of the design and finish of a new or replacement houseboat, Chichester Harbour Conservancy would seek to ensure the overall design of the houseboat, including window frames, soffits, fascias and guttering, should be of a subdued, dark or non-contrasting colour. For all new houseboats, Chichester Harbour Conservancy would expect to see details of screening proposals on land associated with, and linked to, the houseboat mooring, where applicable, as part of the planning application requirements.

All houseboats within The Limits of the Harbour (up to MHW, exc. Chichester Marina, Birdham Pool Marina, and Emsworth Yacht Harbour) require a Licence issued by Chichester Harbour Conservancy.

Landscape Character Assessment

The Landscape Character Assessment was produced by Chris Blandford Associates in 2005 and refreshed in 2018. It provides planning and land management guidelines to assist planners, developers and landowners in conserving and enhancing the distinctive character of the protected landscape.

Pre-application Planning Advice

Chichester Harbour Conservancy welcomes the opportunity to provide pre-application advice on proposed developments within and adjacent to Chichester Harbour National Landscape. The Countryside and Rights of Way Act of 2000 also placed a duty on Local Planning Authorities (as amended by the Levelling-up and Regeneration Act in 2023).

When exercising or performing any function in relation to, or so as to affect, land in the National Landscape, to seek to further the purpose of conserving and enhancing the natural beauty of the National Landscape (Section 85).

The charging structure for pre-application planning advice from Chichester Harbour Conservancy for 2025 to 2030 is as follows.

Type of Scheme	First Contact	Hourly Rate Thereafter
Extensions and alterations to existing buildings or structures (commercial and single residential).	FREE: one written response to an enquiry (email or meeting). Site visit only if required.	£250 per hour to be agreed in advance with the applicant/developer.
A new or replacement building or structure (commercial or single residential).	FREE: one written response to an enquiry (email or meeting). Site visit only if required.	£250 per hour to be agreed in advance with the applicant/developer.
Housing developments for 2 to 9 dwellings.	£1,000: site visit and one written response to an enquiry (email or meeting).	£250 per hour to be agreed in advance with the applicant/developer.
Housing developments for 10 dwellings or more.	£2,000: site visit and one written response to an enquiry (email or meeting).	£250 per hour to be agreed in advance with the applicant/developer.

The pre-application planning advice service applies to any proposed development inside Chichester Harbour National Landscape as well as any proposed development within the character and setting of the National Landscape. All fees are to be paid to Chichester Harbour Conservancy in advance.