Land at Sondes Place Farm, Westcott Road, Dorking, RH4 3EF

Main issues, as the Inspector framed them

• whether the proposal would accord with the spatial strategy of the development plan
• the effect of the proposal on the openness of the Green Belt, and the purposes of including the land within it
• the effect of the proposed development on the character and appearance of the area, including the countryside and the Surrey Hills National Landscape (SHNL)
• whether the Council can demonstrate a five-year supply of deliverable housing sites
• whether the proposal would make adequate provision for affordable housing, public open space, highway improvement schemes, a TRO, a demand responsive bus service, car club vehicles and spaces; and Gypsy and Traveller pitches
• 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 benefits of market and affordable housing delivery against a significant housing land supply shortfall clearly outweighed the identified Green Belt and other harm, establishing very special circumstances and satisfying the tilted balance.

The substantial weight attached to Green Belt harm and limited harm to spatial strategy and character/appearance were clearly outweighed by very substantial weight given to market and affordable housing delivery plus significant weight to Gypsy and Traveller pitches, biodiversity net gain and economic benefits, so very special circumstances existed and the tilted balance favoured granting permission.