Grooms Cottage Penfold Lane, Little Missenden, AMERSHAM, HP7 0QU

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 on the character, appearance and scenic beauty of the area being within the Chilterns Area of Outstanding Natural Beauty
• the effect on heritage assets and their settings
• the effect on the Special Area of Conservation
• 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 adversely affect the integrity of the Chiltern Beechwoods Special Area of Conservation without secured mitigation, which prevented permission in principle being granted under Article 5B(1) of the Town and Country Planning (Permission in Principle) (Amendment) Order 2017.

The less than substantial harm to the Conservation Area and its setting could be balanced by the public benefits of a single dwelling and housing supply shortfall, but the substantial harm to the Green Belt, limited harm to the AONB scenic beauty, and unmitigated adverse effects on the Special Area of Conservation were not clearly outweighed by other considerations, so very special circumstances did not exist.