Land at 128 Heath End Road, Flackwell Heath, High Wycombe, HP10 9EW

Main issues, as the Inspector framed them

• Appeal A: the main issue is the effect of the development on the character and appearance of the surrounding area
• Appeal B: whether the works constitute inappropriate development in the Green Belt and, if so, the effect on the openness of the Green Belt
• Appeal B: any other harm, with particular regard to the impact on the site's trees and also biodiversity
• Appeal B: if it 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 development
• Appeal C: main issues largely similar to those for Appeal B, but also including national policy and the development plan objectives in respect of gypsy and traveller accommodation, and whether there is sufficient space for on-site car parking

What decided it

The absence of very special circumstances sufficient to clearly outweigh the substantial harm to Green Belt openness and the harm to protected trees was decisive in dismissing Appeals B and C, while the lack of significant harm to character and appearance was decisive in allowing Appeal A.

For Appeals B and C, the substantial weight given to Green Belt harm and harm to protected trees was not clearly outweighed by other considerations, including the considerable weight given to unmet gypsy and traveller need, so very special circumstances were not demonstrated and the appeals were dismissed; Appeal A involved no such balancing exercise as no significant harm was found.