Derrysbourne Cranleigh Road, Wonersh, GUILDFORD, GU5 0QZ

Main issues, as the Inspector framed them

• whether the proposal is inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
• the effect of the proposed development on the openness of the Green Belt
• the effect of the proposed development on the character and appearance of the area, having specific regard to the Area of Great Landscape Value
• whether the harm by reason of inappropriateness and any other harm is clearly outweighed by other considerations, so as to amount to very special circumstances necessary to justify the development

What decided it

The substantial harm to Green Belt openness caused by the materially larger replacement dwelling, to which paragraph 148 of the Framework requires substantial weight to be given, is not clearly outweighed by the limited benefits of improved design quality, energy efficiency and biodiversity enhancements, and very special circumstances do not exist to justify the development.

The substantial harm to Green Belt openness and the harm of inappropriateness, to which substantial weight must be attached, were not outweighed by the limited benefits of design quality, energy efficiency measures, biodiversity enhancements and removal of overhead electricity lines, and the fallback position did not tip the balance in favour of the appeal.