Hillsborough House Boat Lane, Hoveringham, Nottingham, NG14 7JP

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development for the purposes of development plan policy and the Framework
• the effect of the proposal on the openness of the Green Belt
• the effect of the proposal on the character and appearance of the Hoveringham Conservation Area
• whether the appeal site would be a suitable location for the proposed development having regard to the risk of flooding
• if the proposal would 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 it

What decided it

The proposal fails to constitute limited infilling in a village, thereby constituting inappropriate development in the Green Belt, and the harms to openness, conservation area character, and flood risk are not outweighed by the limited benefits offered.

The substantial harm to the Green Belt by reason of inappropriateness and moderate harm to openness, combined with considerable harm to the conservation area and unjustified flood risk development, were not outweighed by the limited social and economic benefits of one dwelling, such that very special circumstances do not exist.