Land Adj. Horseshoe Lodge, Brighton Road, Kingswood, Surrey, KT20 6QZ

Main issues, as the Inspector framed them

• whether the proposals would be inappropriate development in the Green Belt
• the effect on the character and appearance of the area
• the effect on the setting of the Lodge
• whether satisfactory access to the site has been demonstrated
• whether the effect of the proposals on protected species/habitats has been satisfactorily addressed
• whether appropriate living conditions would be provided for future occupiers of the houses proposed at Plots one and two, taking particular account of outlook and light
• the effect on a protected tree

What decided it

The harm by reason of inappropriateness in the Green Belt, combined with harm to openness, the setting of the listed building, access safety, protected species, complete loss of recreational land, poor living conditions for occupiers of Plots one and two, and loss of a protected tree, was not clearly outweighed by other considerations, so very special circumstances did not exist.

The harm by reason of inappropriateness and other harms (urbanisation, heritage setting, access, ecology, loss of recreational land, poor living conditions, loss of protected tree) were not clearly outweighed by the modest benefits of housing supply and economic activity, so the very special circumstances necessary to justify Green Belt development did not exist.