Routs Green Farm Retreat Lane, Bledlow Ridge, HIGH WYCOMBE, HP14 4AT

Main issues, as the Inspector framed them

• Whether the proposal would constitute inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies
• The effect of the proposal on the openness of the Green Belt
• The effect of the proposal on the character and appearance of the surrounding area, including the landscape and scenic beauty of the Chilterns Area of Outstanding Natural Beauty
• The effect of the proposed development and works on the special interest of the Grade II listed building known as Routs Green Farmhouse and the curtilage listed barn
• If found to be inappropriate development, whether the harm, by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the proposal

What decided it

The harm to the Green Belt by reason of inappropriateness, combined with significant harm to the AONB landscape and great weight heritage harm to the listed building and curtilage barn, was not clearly outweighed by the benefits advanced, so very special circumstances did not exist.

The substantial harm to the Green Belt and openness, significant harm to the AONB landscape, and great weight heritage harm to the listed building and curtilage barn were not clearly outweighed by moderate benefits including sustainability measures, ecological improvements, removal of outbuildings, and the existence of a fallback extant permission, resulting in dismissal.