Roebuck Farm, Lemsford, AL8 7TW

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies.
• The effect of the proposal on the openness of the Green Belt
• The effect of the proposed development on the setting of the nearby listed buildings including Grade II listed The Old Cottage, The Sun Inn, Lemsford Mill, Mill House and No.37, on the character and appearance of the Lemsford Conservation Area and the effect on the non-designated heritage asset of Roebuck Farm and Farmhouse.
• The effect of the proposed development on the character and appearance of the area.
• 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 proposal.

What decided it

The substantial harm to the openness of the Green Belt, combined with other identified harms, was not clearly outweighed by the benefits of the scheme, so very special circumstances did not exist.

The substantial weight attributed to Green Belt harm (inappropriateness and openness), together with heritage and character harms, was not clearly outweighed by the significant weight given to housing, affordable housing and other benefits including biodiversity net gain, so the appeal was dismissed.