Land At Brittains Lane, Sevenoaks, Kent, TN13 2HL

Main issues, as the Inspector framed them

• The effect of the proposal on the openness and purposes of the Green Belt
• The effect of the proposal on landscape character and appearance of the area, including its effect on the Kent Downs AONB through development within its setting
• The effect of the proposal on the significance of the Brittains Farm Conservation Area, and the significance and special interest of the Grade II listed buildings within Brittains Farm, from development within their setting
• The effect of the proposed development on ecological assets, including Ancient Woodland
• Whether the appeal site offers a suitable location for the proposed development having regard to locational sustainability, highway safety and flood risk
• Whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the 'very special circumstances' required to justify the proposed development

What decided it

The Green Belt harm, combined with significant landscape/AONB setting harm and heritage setting harm, was not clearly outweighed by the housing and other benefits, so very special circumstances did not exist.

the substantial Green Belt harm together with significant landscape/AONB and heritage setting harm was not clearly outweighed by the very significant benefits of market, affordable and self-build housing plus moderate benefits from biodiversity net gain and locational sustainability, so very special circumstances did not exist and the balance tipped against the proposal