Land at Rawtenstall Bank - HX7 6DB, Hebden Bridge, West Yorkshire, HX7 6DB

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development within the Green Belt for the purposes of the Framework and the relevant development plan policy
• whether or not the proposal would provide a suitable location for housing
• the effect of the proposed building on the character and appearance of the locality
• whether or not the development would preserve biodiversity interests
• the effect of the development on highway safety
• if the development is inappropriate, 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 harm to the Green Belt's openness and permanence, combined with the unsustainable location, landscape harm, incomplete ecological assessment, and highway safety concerns, was not clearly outweighed by the moderate benefits of the scheme, such that very special circumstances did not exist to justify the development.

The substantial harm to the Green Belt's spatial and visual openness, significant harm to character and appearance, potential harm to protected biodiversity, poor accessibility to services, and highway safety concerns were not outweighed by the moderate benefits of housing delivery, sustainable construction, and community learning, resulting in dismissal.