Land at Tewin Hill, Upper Green Road, Tewin, Hertfordshire, AL6 0LJ

Main issues, as the Inspector framed them

• whether the proposed development would be inappropriate in the Green Belt
• the effects of the development on the openness of the Green Belt
• the effect of the development upon the character and appearance of the surrounding area
• the effects of the development upon the living conditions of the occupiers of neighbouring properties
• the suitability of the appeal site as a location for the proposed development, with particular reference to the requirements of the development plan
• whether sufficient infrastructure would be provided
• if the development is inappropriate, 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 the development

What decided it

The substantial harm to the Green Belt by reason of inappropriateness, combined with harm to openness, character and appearance, unsuitable location, and lack of secured infrastructure, was not clearly outweighed by the benefits of housing delivery and other considerations, so very special circumstances did not exist.

The substantial harm to the Green Belt, harm to openness, character and appearance, living conditions of neighbours, unsuitable location, and lack of completed legal agreement for infrastructure were not clearly outweighed by the moderate to limited benefits of housing supply, affordable housing, biodiversity improvements, and economic benefits, so very special circumstances did not exist.