Land at Effingham Lodge Farm, Lower Road, Effingham, Leatherhead, Surrey, KT24 5JR

Main issues, as the Inspector framed them

• The effect the proposed development would have on the openness of the Green Belt and whether it would conflict with the purposes of including land within the Green Belt by reason of encroachment into the countryside (Appeal A)
• The effect that the proposed development would have on the character and appearance of the area (Appeal A)
• On the basis that the proposals at Site A would be inappropriate development in the Green Belt, whether any harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development (Appeal A)
• The effect of the proposed development on the setting of the Grade II* listed Church of All Saints and on that of the Little Bookham Conservation Area (Appeal B)

What decided it

For Appeal A, the very special circumstances balance found the benefits of enabling the viable delivery of the replacement school and housing (including affordable housing) clearly outweighed the Green Belt and character harm; for Appeal B, the public benefits were found insufficient to outweigh the less-than-substantial heritage harm to the Grade II* listed church and conservation area.

For Appeal A, the substantial benefits of housing delivery (market and affordable) and the delivery of the much-needed replacement school clearly outweighed the Green Belt, character and appearance harm, establishing very special circumstances; for Appeal B, the same benefits were found insufficient to outweigh the less than substantial harm to the significance of the Grade II* listed church and conservation area.