Highlands Farm, Long Itchington Road, Offchurch, Warwickshire, CV33 9AT

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 on the openness of the Green Belt and purposes of including land within it
• Whether the appeal site would be a suitable location for housing with regard to local and national policies
• Whether the proposal would preserve or enhance the character or appearance of Offchurch Conservation Area
• The effect of the proposal on the landscape character of the area
• If the proposed development constitutes inappropriate development in the Green Belt, 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 harm to the Green Belt by reason of inappropriateness and significant loss of openness, combined with harm to the Conservation Area and conflict with the development strategy, is not clearly outweighed by the public benefits of a single self-build dwelling, so very special circumstances do not exist.

The substantial weight given to harm to the Green Belt (by reason of inappropriateness and loss of openness) and great weight given to harm to the Conservation Area were not outweighed by the moderate weight of self-build provision (reduced by lack of s.106 securing), limited weight of housing supply contribution, limited economic benefits, and limited weight of sustainability measures and biodiversity net gain.