Clinton House, Old Warwick Road, Rowington, Warwickshire, CV35 7BT

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 and the purposes of including land within it
• whether the proposed development would be consistent with local and national policies relating to the location of new housing development
• the effect of the proposed development on biodiversity
• if the proposal is inappropriate development, whether 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 significant weight attached to the fallback position (certificate of lawfulness for an outbuilding of identical dimensions) which would have the same effect on openness as the proposed dwelling, thereby clearly outweighing the substantial harm to the Green Belt.

The substantial harm to the Green Belt by reason of inappropriateness and loss of openness was clearly outweighed by the significant weight of the fallback position, moderate weight of accessible location and identified housing need, and moderate weight of previously developed land status, establishing very special circumstances.