Land on the east side of Watling Street, (more commonly known as Land at Jockey Farm), Caddington, Dunstable, LU6 3QP

Main issues, as the Inspector framed them

• The effect of the development on the openness of the Green Belt
• The effect of the development on the Chilterns Area of Outstanding Natural Beauty and landscape character
• Whether the development provides satisfactory living conditions for future residents with particular reference to the site layout and facilities
• The effect of the development on surface water flooding
• Whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations. If so, would this amount to the very special circumstances required to justify the development, on either a permanent or temporary basis

What decided it

The cumulative weight of the considerations in favour of the appellant did not clearly outweigh the substantial harm to the Green Belt, combined with harm to the AONB/landscape character and intentional unauthorised development, so very special circumstances were not established.

Substantial harm to Green Belt openness, moderate harm to the AONB/landscape character, and moderate weight against intentional unauthorised development were not clearly outweighed by the substantial weight given to the lack of alternative accommodation and the significant weight given to the personal circumstances of the occupiers including the best interests of children, so the balance tipped against granting permission.