Land opposite - 130-144 Wargrave Road, Wargrave Road, Twyford, RG10 9PN

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the PPTS, the Framework and any relevant development plan policies
• The effect of the proposal on the openness of the Green Belt and on the purposes of including land in the Green Belt
• The effect of the proposal 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 temporary nature of the permission meant the identified Green Belt and character/appearance harm was only for a limited period, which, combined with the unmet pitch need and the best interests of the appellant's children, was found to clearly outweigh that harm and establish very special circumstances.

The harm to the Green Belt (by reason of inappropriateness, loss of openness and conflict with Green Belt purposes) together with harm to character and appearance did not clearly outweigh other considerations for a permanent permission, but for a temporary five-year permission those harms were clearly outweighed by the unmet need for pitches, the appellant's personal circumstances and Article 8 considerations, amounting to very special circumstances.