Plans to establish a seasonal glamping site on agricultural land at Rectory Farm in Bosham have been refused by Chichester District Council, with planning officers concluding that the proposal would result in an unsustainable form of development due to its location and reliance on private vehicles.
The application sought permission to install six four-person bell tents, timber-clad wash facilities, and a small outdoor kitchen area on a sheep field off Walton Lane. The tents were proposed to operate on a seasonal basis each year from April 1 to October 31.
The applicant described the site as being in a “highly sought after location” and positioned the project as a small-scale, luxury camping offer within a rural setting.
However, in a report outlining the reasons for refusal, planning officers determined that the site’s rural position and limited access to alternative transport options would leave visitors dependent on cars.
The report stated: “The development is in an unsustainable location, with the location and facilities placing a reliance on private car usage over walking, cycling, and public transport.” Officers also noted that the surrounding narrow country lanes lack pavements and street lighting, making walking or cycling unsuitable for tourists.
According to The Argus, the council further cited “insufficient information” to demonstrate that there was a specific need for the proposed development in the area.
In addition, the nearest bus stop was described as a considerable distance away with limited services, which officers said would leave guests without realistic transport alternatives if they did not have access to a vehicle.
Bosham Parish Council raised concerns about the loss of agricultural land, and planning officers concluded that the proposal did not provide sufficient justification for development in the countryside.
While Rectory Farm is a working farm, it already hosts weddings and other summer events in its meadow, a factor that did not outweigh policy considerations in this case.
Bosham, a historic coastal village on a peninsula extending into Chichester Harbour, is home to Holy Trinity Church, which dates back to Saxon times and is depicted in the Bayeux Tapestry.
For outdoor hospitality operators, the decision highlights the increasing scrutiny councils are placing on transport sustainability and rural land use, particularly in areas without established public transport links.
Even small-scale, seasonal glamping proposals may require detailed transport assessments and evidence of local demand to address planning policy tests.
Developers considering similar schemes may benefit from early engagement with planning authorities, transport consultants, and parish councils to mitigate concerns related to car dependency and countryside protection before submitting applications.