Rosebury Farm Harling Road, Eaton Bray, Dunstable, LU6 1QZ

Main issues, as the Inspector framed them

• whether this would be inappropriate development in the Green Belt
• the effect of the development on the openness of the Green Belt
• the impact on the character and appearance of the countryside and the purposes of including land in the Green Belt
• whether it would cause harm to the significance of nearby listed buildings by reason of its effect on their settings
• whether it would be in a sustainable location
• its impact on highway safety, and,
• if any harm would be caused in relation to any of the above, whether planning permission should be granted having regard to the various balancing exercises

What decided it

The substantial weight to be attached to the harm to the Green Belt (inappropriateness, loss of openness and conflict with Green Belt purposes) was not clearly outweighed by the other considerations, so very special circumstances did not exist.

the benefits of reduced travel need, community facility provision, biodiversity enhancement and equality considerations did not clearly outweigh the substantial harm to the Green Belt and other identified harm, so very special circumstances were not established and the balance tipped against the proposal