Hangman Stone Bar Farm, Moor Lane, Birdwell Barnsley, South Yorkshire, S70 5TY

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
• Whether the proposal would preserve the setting of a nearby Grade II listed building, Stone Bar Farmhouse with attached stable and barn
• If the proposal is inappropriate development, whether the harm by reason of inappropriateness and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify it

What decided it

The absence of an existing building to be replaced and the failure to meet the Green Belt exceptions, combined with the substantial harm to openness and the less than substantial but considerable harm to the setting of the listed building, which are not outweighed by the minimal housing contribution or other benefits.

The substantial harm to the Green Belt by reason of inappropriateness and loss of openness, together with the considerable harm to the setting of the listed building, were not outweighed by the limited benefits of housing supply contribution and the neutral matter of scheme viability, such that very special circumstances do not exist.