Cross Waters Farm, Eldesborough, Dunstable, LU6 2EE

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework (the Framework) and any relevant development plan policies
• the effect of the proposal on the openness of the Green Belt
• whether there is an essential need for a rural workers dwelling in the countryside
• the effect of the proposed development on the Chilterns Beechwoods SAC
• if the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations. If so, would this amount to the very special circumstances required to justify the proposal

What decided it

The lack of a demonstrated essential need for a rural workers dwelling, combined with the substantial harm from inappropriate development and harm to openness in the Green Belt, meant the minor benefits could not amount to the very special circumstances required.

the substantial harm from inappropriateness and openness in the Green Belt, together with modest environmental harms, was not outweighed by the minor economic and private benefits, so very special circumstances did not exist