Tulip Trees Church Road, St. Johns, Woking, GU21 7QN

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
• the effect it has upon the openness of the Green Belt
• the effect of the proposal on protected species and habitats including the Thames Basin Heaths Special Protection Area
• the effect of the proposal on the character and appearance of the area
• if the development is inappropriate 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 circumstance necessary to justify the development

What decided it

The totality of harm to the Green Belt by reason of inappropriateness and harm to openness, combined with inadequately evidenced mitigation for harm to reptiles, is not clearly outweighed by the modest benefits of housing delivery and design quality.

The substantial weight given to harm to the Green Belt and harm to protected species was not clearly outweighed by the modest weight afforded to housing supply, design quality, and personal circumstances, and therefore very special circumstances do not exist.