Land off Holyport Street, Holyport, Bray, near Maidenhead, Berkshire, SL6 2JR

Main issues, as the Inspector framed them

• whether or not the proposed development would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework (2021) (the Framework) and any relevant development plan policies
• the effect of the proposed development upon the openness of the Green Belt
• the effect of the proposed development upon the character and appearance of the area including the Holyport Conservation Area
• the effect of the proposed development upon the setting of heritage assets
• the effect of the proposed development upon biodiversity
• if the proposal is inappropriate development, 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 moderate benefits of the scheme did not clearly outweigh the substantial harm to Green Belt openness together with the harm to the character, appearance and heritage significance of the area, so very special circumstances were not established.

the moderate weight attributable to the benefits (housing contribution, biodiversity net gain, economic activity, possible highway benefit) did not clearly outweigh the harm to Green Belt openness and the less than substantial harm to the Holyport Conservation Area and NDHAs, so very special circumstances were not made out and the appeal was dismissed