Land West Of The Stable Barn, Stocks Green Road, Hildenborough Tonbridge, Kent, TN11 8LT

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy 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 character and appearance of the area including with regard to the setting of the nearby Grade II Listed buildings, and the countryside
• The effect of the proposed development on biodiversity
• 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 and cumulative harm to the Green Belt (inappropriateness and openness), the considerable harm to the setting of listed buildings, and the substantial harm to countryside character, together with harm to biodiversity, are not outweighed by the modest benefits of the scheme, and very special circumstances do not exist.

The modest public benefits (three dwellings, rural tourism, low carbon features) do not outweigh the substantial harm to the Green Belt, the considerable harm to the setting of listed buildings (to which special regard must be paid), the substantial harm to countryside character, and harm to biodiversity.