16 Aylesbury Court, Aylesbury Road, Lapworth, Solihull, B94 6BE

Main issues, as the Inspector framed them

• the effect of the proposal upon the character and appearance of the host property and surrounding area
• the effect of the proposal on the setting of Aylesbury House Hotel, a grade II listed building
• whether the appeal development is inappropriate development for the purposes of the Framework and any relevant development plan policies
• the effect of the proposal on the openness of the Green Belt
• if the appeal development is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify it

What decided it

The proposal conflicts with the development plan and Framework across multiple grounds—character and appearance, heritage setting, and Green Belt inappropriateness and openness—with no material considerations indicating determination other than in accordance with the development plan.

The harm to the Green Belt by reason of inappropriateness and other identified harms (to character and appearance and heritage setting) were not clearly outweighed by other considerations, and no very special circumstances were demonstrated to justify the development.