Land at Wharfeside, High Street, Boston Spa, Wetherby, LS23 6AN

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the revised 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 character or appearance of Boston Spa Conservation Area, Strategic Green Infrastructure and Wharfe Valley and Chevin Ridge Key Corridor
• whether the location of the development would conform to policy
• the effect of the proposal on the housing mix and density of housing in the area
• the effect of the proposal on biodiversity, trees and climate change
• the effect of the proposal on highway safety and amenity of the Public Right of Way
• whether the 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 necessary to justify the proposal

What decided it

The totality of harm to the Green Belt by reason of inappropriateness, combined with less than substantial harm to the conservation area and substantial harm to biodiversity, trees and the Strategic Green Infrastructure, is not clearly outweighed by the modest benefits of four additional dwellings and highway improvements, such that very special circumstances do not exist.

The modest benefits of four additional dwellings and highway improvements (attracting minor to moderate weight) do not outweigh the substantial harm to the Green Belt by reason of inappropriateness, the less than substantial harm to the Boston Spa Conservation Area (attracting great weight), and the substantial harm to biodiversity, trees, the Strategic Green Infrastructure and Key Corridor.