Land to the West of Lake End Road, Formerly known as Orchard Herbs, Dorney, SL4 6QS

Main issues, as the Inspector framed them

• the effect on the openness of the Green Belt
• the purposes of the Green Belt
• the effect of the development, if any, on the character and appearance of the area
• whether the use prejudices conditions of highway safety
• whether the 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

What decided it

The cumulative and substantial/great weight harms to Green Belt openness, character and appearance, and heritage assets, reinforced by the appellant's long history of intentional unauthorised development, were not clearly outweighed by the limited economic and biodiversity benefits, so very special circumstances did not exist.

substantial harm to Green Belt openness, significant harm to character and appearance, great weight harm to heritage assets, moderate harm to living conditions, and significant weight attached to intentional unauthorised development were not clearly outweighed by only limited weight economic benefits and limited weight biodiversity net gain, so the harm by reason of inappropriateness and other harm was not clearly outweighed and very special circumstances did not exist