Bugle Nurseries, 171 Upper Halliford Road, Shepperton, TW17 8SN

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt
• The effect of the proposal on the openness and purposes of the Green Belt
• Whether the proposal would be in a suitable location, with reference to policies concerned with development in areas at risk of flooding
• Whether the proposal would deliver an adequate mix of homes
• The effect of the proposed development on the living conditions of the occupants of Halliford Close, with reference to outlook
• Whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations to establish the very special circumstances necessary to justify the proposal

What decided it

The substantial harm to Green Belt openness and purposes, combined with the unresolved flood risk sequential test, were not clearly outweighed by the other considerations, so very special circumstances were not established and clear reasons to refuse existed under Paragraph 11d)i.

The substantial and permanent harm to the Green Belt (inappropriateness, openness and purposes) together with the flood risk sequential test failure was not clearly outweighed by the benefits of housing and affordable housing delivery, brownfield reuse, economic benefits, open space provision and emerging policy support, so very special circumstances were not demonstrated and the balance tipped against the proposal.