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 substantial harm to the openness of the Green Belt (combined with harm to the AONB and landscape character and the weight against Intentional Unauthorised Development) was not clearly outweighed by the other considerations, so very special circumstances did not exist.

The substantial Green Belt harm, moderate AONB/landscape harm and moderate weight against Intentional Unauthorised Development outweighed the substantial weight given to the lack of alternative accommodation and the significant weight given to personal circumstances/best interests of children, such that very special circumstances did not exist and the balance tipped against the appeal.