The land known as Happy Acres, Russ Hill, Charlwood, HORLEY, RH6 0EL

Main issues, as the Inspector framed them

• Whether the breaches of planning control are inappropriate development in the Green Belt, having regard to the National Planning Policy Framework (the Framework) and any relevant development plan policies
• If any of the breaches of planning control are inappropriate development, their effect on the openness of the Green Belt
• The effect of the breaches of planning control on the character and appearance of the area
• The effect of the breaches of planning control on biodiversity, including protected species, with particular regard to great crested newts and reptiles
• If any of the breaches of planning control are inappropriate development, whether any 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 development

What decided it

Whether a realistic fallback position (principally under the GPDO) or other considerations amounted to very special circumstances clearly outweighing the Green Belt and other harm identified for each individual breach determined whether permission was granted or refused.

For the sand school, stable building, kennel building and the gate/piers/walls in Notice A, the very special circumstances (including a realistic GPDO fallback) clearly outweighed the limited or low Green Belt harm, so permission was granted; for the outbuilding and gate/piers/walls in Notice B and the barn/hardstanding in Notice A, no material considerations outweighed the harm identified, so permission was refused.