Burston Nurseries Ltd, North Orbital Road, St. Albans, AL2 2DS

Main issues, as the Inspector framed them

• the effect of the proposed development on the openness and purposes of the Green Belt
• the effect of the proposed development on the character and appearance of the area
• the effect of the proposed development on the significance of the Grade II* listed Burston Manor and the Grade II listed outbuilding
• whether the proposed development would make adequate provision for community and infrastructure needs
• whether 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 required to justify the proposed development

What decided it

The very substantial weight attached to the significant unmet need for general and specialist elderly (C2) housing, combined with the lack of alternative sites, clearly outweighed the Green Belt, heritage and character harms to establish very special circumstances.

Substantial Green Belt harm, moderate character/appearance harm and low-to-moderate less-than-substantial heritage harm were clearly outweighed by the very substantial and substantial benefits (housing need, lack of alternatives, health and wellbeing, release of under-occupied housing) plus other moderate/limited benefits, tipping the balance decisively in favour of granting permission.