Land off Baulk Close, Harpenden, AL5 4FJ

Main issues, as the Inspector framed them

• Whether the appeal scheme would be inappropriate development in the Green Belt
• The effect of the proposed development on the openness of the Green Belt, and the purposes of including land in it
• The effect the development would have on the character and appearance of the area
• If the proposed development is inappropriate, 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 required to justify the proposal

What decided it

The substantial harm to Green Belt openness and the harm to character and appearance were not clearly outweighed by the housing benefits, and the Green Belt protection policies in the Framework provided a clear reason for refusal, displacing the presumption in favour of sustainable development.

The significant weight given to housing provision and accessible location did not outweigh the totality of harm comprising inappropriate development, substantial harm to openness, encroachment into countryside, and harm to character and appearance; very special circumstances were not demonstrated.