Land at Sandown Park, Royal Tunbridge Wells, TN2 4RT

Main issues, as the Inspector framed them

• The extent to which the proposal is consistent with the National Planning Policy Framework and any relevant development plan policies relating to the Green Belt.
• The effect of the proposed development on the character and appearance of the surrounding area with particular regard to the setting of the High Weald Area of Outstanding Natural Beauty
• The effect of the proposed development on the special interest of nearby heritage assets with particular regard to the Royal Tunbridge Wells Conservation Area and the setting of Pembury Grange
• The effect of the proposed development on existing trees and the adjacent Ancient Woodland
• Other considerations to be weighed in the planning balance including the housing land supply position and the need for specialist residential accommodation
• Whether any harm by reason of inappropriateness, and any other harm including effect on the openness of the Green Belt and the purposes of including land within it, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the proposal.

What decided it

The substantial weight required to be given to Green Belt harm, combined with other identified harms, was not clearly outweighed by the benefits, so the very special circumstances necessary to justify inappropriate development did not exist.

Significant Green Belt harm (substantial weight), significant harm to character and appearance, moderate harm to the AONB setting, and less than substantial (higher end) heritage harm to Pembury Grange were weighed against benefits including the housing land supply shortfall, need for older persons' accommodation, wellbeing, economic and biodiversity benefits; the harms were not clearly outweighed, so very special circumstances were not established and the appeal was dismissed.