Pinn Cottage, Pinner Hill, Pinner, HA5 3XX

Main issues, as the Inspector framed them

• whether the development would be inappropriate development in the Green Belt
• the effect of the development on the openness of the Green Belt
• the effect of the development on the character and appearance of the appeal site and the Pinner Hill Estate Conservation Area (PHECA), and the Harrow Weald Ridge Area of Special Character (HWRASC)
• if the development is inappropriate development in the Green Belt, 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 the development

What decided it

The substantial weight given to Green Belt harm from inappropriateness and loss of openness, combined with less than substantial heritage harm with no public benefits to outweigh it, and the absence of very special circumstances, meant the development could not be justified.

The harm to the Green Belt by way of inappropriateness and loss of openness, to which substantial weight must be given, and the less than substantial harm to the heritage asset with no public benefits to outweigh it, were not outweighed by the private benefits of additional accommodation or any other material considerations.