Tamworth Farm, Dean Oak Lane, Leigh, Reigate, RH2 8PY

Main issues, as the Inspector framed them

• whether the proposal is inappropriate development in the Green Belt, having regard to local and national planning policy
• if it is inappropriate development, its effect on the openness of the Green Belt
• its effect on the character and appearance of the area
• its effect on a protected species, namely great crested newts
• whether any harm by reason of inappropriateness, or any other harm, is clearly outweighed by other considerations to amount to very special circumstances required to justify the proposal

What decided it

The proposal is inappropriate development in the Green Belt that would harm openness and character, with inadequate protection for great crested newts, and the extant permission already delivers the same number of dwellings so there is no net housing benefit to outweigh these harms.

Although the Council cannot demonstrate a five-year housing land supply and the tilted balance is engaged, the absence of net housing gain due to the extant permission, combined with substantial harm to the Green Belt and significant harm to character and appearance and protected species, means the presumption in favour of sustainable development does not apply and the benefits do not outweigh the harm.