Send Barns Stables, Woodhill, Send, GU23 7JR

Main issues, as the Inspector framed them

• whether or not the proposal would be inappropriate development in the Green Belt having regard to the effect on openness, the National Planning Policy Framework (the Framework) and any relevant development plan policies
• whether or not the development plan would support the proposed office space, as an alternative to the present business building on the site
• whether or not the development plan would support the loss of the equestrian facilities in this location
• the effect of the development on the character and appearance of the area, having regard to the design, layout and built form of the scheme
• the effect of the development on the setting of the nearby listed buildings, namely Tudor Barn Farm Barn (now known as 4-6 Woodhill Court) and the adjacent Barn (now known as Tudor Barn)
• 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 the proposal

What decided it

The combined substantial harm from inappropriate Green Belt development, loss of employment floorspace, harm to character and appearance, and harm to the setting of listed buildings was not clearly outweighed by the limited public benefits of the scheme.

The substantial combined harm to the Green Belt, employment land, character and appearance, and heritage assets was not clearly outweighed by the limited benefits of housing and office delivery, so very special circumstances did not exist and the appeal was dismissed.