Land South of Weycock Cottage, Milley Road, Waltham St Lawrence, Reading, Berkshire, RG10 0JR

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 and any relevant development plan policies
• The effect of the proposal on the openness of the Green Belt
• The effect of the proposal on the setting of the Waltham St. Lawrence Conservation Area
• The effect of the proposal on the recreational and amenity value of the right of way
• Whether any 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 proposal

What decided it

The proposal would be inappropriate development in the Green Belt with no very special circumstances to justify it, as the limited weight attributable to housing delivery and other considerations are clearly outweighed by substantial harm to the Green Belt, significant harm to its openness, harm to the Conservation Area setting, and significant harm to the recreational and amenity value of the right of way.

The harm to the Green Belt (to which substantial weight must be given), the significant adverse impact on openness, the harm to the Conservation Area setting, and the significantly harmful effect on the right of way were not clearly outweighed by the limited weight attributable to the delivery of a single dwelling and other considerations, and therefore very special circumstances do not exist.