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The site is located in the west part of Arun District, on the north-west outskirts of Bognor Regis to west of Bersted.
The site comprises 164ha of land which is currently in use as agricultural fields.


As the two largest landowners, the Church Commissioners for England and Landlink Estates have prepared this website with input from the other landowners and stakeholders.  

The area covered by the Framework Masterplan is owned/promoted by the following key parties:

  1. Church Commissioners for England & Landlink Estates Ltd;

  2. Landform Estates;

  3. D.H. Waite;

  4. L. Gill; and

  5. Arun District Council.

Separate planning applications will be submitted by the different landowners/promoters for their respective parts of the site in due course. All future planning applications will need to comply with the overall Framework Masterplan, once it has been endorsed by Arun District Council.



  1. Impenetrable barriers around edge of site limiting permeability to/from wider context

  2. Acoustic/air quality along A259 restricts residential land uses

  3. Listed building setting to be protected

  4. Known high groundwater and flooding issue around cemetery

  5. Oil pipe line produces a no build zone restricting development and land uses

  6. Agricultural elements to north and west impact upon open views of countryside

  7. Existing water features across the whole site to be considered and integrated across


  8. Existing reservoirs in the north to be removed and relocated if required elsewhere

  9. Generally flat topography with a slope limited to northern boundary

  10. Historic buried anti tank ditch and its easement running parallel to Chalcraft Lane

  11. Existing insular land uses which require suitable boundary treatment


  1. Best use of allocated land for housing and employment

  2. Acoustic/air quality along A259 provides location for employment buffer land uses

  3. Topography enables SUDs to be formed naturally in shallow land depressions

  4. Very long distant view to Chichester Cathedral tower as a marker in masterplan

  5. Masterplan can enable connections to existing surrounding communities

  6. New local centres in a walkable neighbourhood serve new and existing community

  7. Landscape led approach informed by historic field boundaries, ancient woodland and rifes

  8. Third party land masterplanned holistically to create united masterplan approach

  9. Enables improvements to A259 including bus and cycle upgrades

  10. Links to existing local cycle routes and the National Cycle Network

  11. Integrated bus route infrastructure and access to existing local routes

  12. Health and Wellbeing approach could be adopted around and through masterplan

  13. Public right of way trident form to be integrated across masterplan

  14. Improvements to existing roundabouts on A259 & Chalcraft Lane

  15. Site lends itself to two distinct character areas



A considerable amount of technical work has been undertaken throughout the promotion of the site. The key elements can be summarised as follows:

Flood Risk and Drainage

The Environment Agency’s Flood Map for Planning shows the Site to be located entirely within Flood Zone 1, and so is considered at low risk of flooding from rivers and the sea. There is an existing network of rifes and land drainage ditches that cross the site, which are part of wider catchments such as the Aldingbourne Rife and Pagham Rife. This Flood Zone designation also remains when considering future climate changes according to site-specific data received from the Environment Agency.

Ground levels across the site generally mean the site is split across three main watersheds; the north falls northwards towards the Elbridge Rife; the centre of the site falls east to a tributary of the Aldingbourne Rife; and the south falls southwards, which will drain to the ‘Anti-Tank Ditch’ and eventually Pagham Rife. The ‘Anti-Tank Ditch’ is currently culverted under the site, running broadly parallel to Chalcraft Lane. Part of the World War II fortifications for the area, and particularly the former airfield on site, the ditch has since been culverted, receiving surface water flows from a variety of sources.

We are also aware that the water table across the site is relatively high and groundwater monitoring has been installed in various locations across the site since October 2019 and continues to be monitored on a regular basis, in line with guidance published by Arun District Council and West Sussex County Council as Lead Local Flood Authority. This will provide valuable data on the groundwater level beneath the site throughout the year, how it fluctuates and responds to rainfall events to not only provide a suitable assessment of the risk, but also provide a suitable drainage design for the proposed development.


Landscape Visual Impact Assessment

Local views towards the site are contained by and limited to the settlement edge of Bersted and are limited to a small geographic area to the east, south and west of the site.

The site consists of a number of agricultural fields and poly tunnels. Agricultural uses also extend to the north and west of the site while residential development adjoins the site to the east and south. The South Downs National Park is located over 6km to the north of the site. Chichester Cathedral spire is identified as a long distant skyline marker that can be seen from the centre of the site.

The evolution of the framework masterplan will incorporate structure planting to address the most sensitive visual receptors and to set the proposed development into a new vegetated landscape framework.

Highways and linkages

Consultation with Arun District Council, West Sussex County Council and Highways England has been undertaken, and is ongoing, as part of developing the Framework Masterplan.  The Framework Masterplan needs to provide a new road/pedestrian/cycle link between the A259 and Chalcraft Lane as well as linkages and accessible pedestrian and cycle routes to Bognor Regis town centre. Off-site highways mitigation, including the A29 Chichester Bypass and in particular the Bognor Road and Whyke Roundabouts will be discussed with West Sussex County Council and any changes agreed will be secured through future planning applications. 
The existing Public Right of Way is retained through the middle of the site and integrated into a new network of streets, paths and connections.


The site as a long history of agricultural use. The majority of it has been annually ploughed which has means it has a low ecological value with most ecology only contained in the field hedge and boundary areas.
A number of ecological assessments have been undertaken, including an Extended Phase 1 Habitat and Preliminary Protected Species Survey, alongside badger, bat, dormouse and reptile surveys. Further surveying work will continue to take place and inform future planning applications. 

The proposed development will also need to ensure that there is no detrimental impact on the Pagham Harbour Special Protection Area (SPA)/Ramsar/Site of Special Scientific Interest (SSSI) as a result of the development. Both Arun District Council and Natural England have been consulted in relation to proposed mitigation measures. 


Initial archaeology assessments show there are some discrete areas of high archaeological sensitivity across the allocation. Any further investigation required and a mitigation strategy will be prepared and submitted as part of any future planning application(s).

There are several listed buildings in the vicinity of the site, including the Grade II l listed Morells Farmhouse, Neals Farmhouse and Lagnersh Farmhouse.  The Framework Masterplan has been designed to allow for sufficient space to ensure the setting of these assets can carefully considered and is set back as appropriate to limit any heritage impacts. 
Further work is due to be undertaken by specialist consultants Cotswolds Heritage and Archaeology. 


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 Nathaniel Lichfield & Partners Limited (‘Lichfields’) is registered with the Information Commissioners Office (registration number Z6193122). Completion of the survey constitutes your explicit consent for us to process your data for the purposes outlined. Your responses will be analysed by Lichfields on behalf of our clients. The Church Commissioners for England and Landlink Estates. Lichfields will use your personal information for the purposes of keeping you informed about the project and for understanding public opinion on the project. Responses to this consultation may be made publicly available, but any personal information will be kept confidential. Your anonymised comments may be shared with Arun District Council as part of the planning application submission. Your personal information will be properly safeguarded and processed in accordance with the requirements of privacy and data protection legislation.  Your personal data will be deleted at the conclusion of our assignment. You have the right to: withdraw your consent at any time; request to see what information is held about you: have inaccurate information about you corrected; have your personal information removed from our system (unless we are required by law or a statutory purpose to keep it); or complain to the Data Protection Officer where you believe your data has not been handled in accordance with the law. You can do this by contacting the Data Protection Officer by email: or by post to: The Data Protection Officer, Lichfields, The Minster Building, 21 Mincing Lane, London, EC3R 7AG.