Land Adjacent to 24 and 25 Dale View , Headley, Epsom, Surrey KT186EH, KT18 6EH

Main issues, as the Inspector framed them

• whether or not the proposal would be inappropriate development in the Green Belt
• the effect of the proposal upon the openness of the Green Belt
• the effect of the proposal upon the character and appearance of the area
• the effect of the proposal upon non-designated heritage assets (NDHAs) of archaeological interest
• whether or not the proposal would provide satisfactory living conditions for the future occupiers, with particular reference to daylight and outlook
• the effect of the proposal upon the living conditions of the occupiers of No 24 Dale View, with particular reference to noise and disturbance
• if the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, and if so, would this amount to the very special circumstances required to justify the proposal

What decided it

The proposal is inappropriate development in the Green Belt causing significant harm to openness, and the housing benefits do not clearly outweigh this substantial harm and other identified harms to justify very special circumstances.

The significant weight given to housing delivery benefits was outweighed by the substantial weight given to harm to the Green Belt (inappropriateness and loss of openness), harm to character and appearance, harm to living conditions of future occupiers, and conflict with heritage asset policies; the tilted balance did not apply because Green Belt protection policies provide a clear reason for refusal.