Land At Gloucester Road , Stratton, Cirencester, Gloucestershire, GL7 2LJ

Main issues, as the Inspector framed them

• The effect on the character and appearance of the area, having particular regard to the location of the site within the Cotswold Area of Outstanding Natural Beauty (AONB)
• Whether the proposal would satisfy paragraph 177 of the Framework, namely whether there is a need for the development; whether there is scope to develop outside of the AONB, or to meet any identified need in some other way; the extent to which any detrimental effect on the environment, the landscape and recreational opportunities could be moderated; and whether the findings in respect of the aforementioned issues would culminate in exceptional circumstances, and that the development would be in the public interest

What decided it

The appellant failed to demonstrate the exceptional circumstances required by paragraph 177 of the Framework, including that the need could not be met outside the AONB, given the significant harm identified to the landscape and tranquillity of the AONB.

The great weight attributable to conserving and enhancing the landscape and scenic beauty of the AONB, together with significant harm from conflict with paragraph 177, outweighed the limited economic and very limited biodiversity net gain benefits, so the planning balance fell against the proposal.