Land to the Rear of 75 Glaziers Lane, Normandy, Guildford, Surrey, GU3 2EA

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt, and its effect on openness and the purposes of including land within the Green Belt
• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on the living conditions of future occupiers, with reference to amenity and play space
• whether the proposal would make appropriate provision of measures to address climate change, sustainable design, construction and energy use
• the effect of the proposal on the Thames Basin Heaths Special Protection Area (SPA), with particular regard to recreational disturbance
• whether any 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 identified harms to the Green Belt, character and appearance, living conditions, climate change and sustainable design, and the Thames Basin Heaths SPA clearly outweigh the benefits of providing two pitches and the absence of alternatives, and very special circumstances have not been demonstrated.

The substantial harm to the Green Belt by reason of inappropriateness and moderate harm to openness and Green Belt purposes, together with significant harm regarding character and appearance, living conditions, climate change and sustainable design, and the Thames Basin Heaths SPA, clearly outweigh the moderate weight afforded to the provision of two pitches and absence of alternatives and the limited weight afforded to personal circumstances and removal of existing outbuildings.