Highfield House Wraxall Hill, Wraxall, Bristol, BS48 1NA

Main issues, as the Inspector framed them

• whether the proposed development would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
• the effect of the proposed development on the openness of the Green Belt
• whether the appeal site is a suitable location for the proposed development, having particular regard to the spatial strategy in the development plan and the accessibility of services and facilities
• the effect of the proposed development on the character and appearance of the area
• the effect of the proposed development on trees
• whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposed development

What decided it

The substantial harm to the Green Belt by reason of inappropriateness and reduction in openness, combined with harm to character and appearance and unsuitability of location, are not clearly outweighed by other considerations including the fallback position and housing land supply position, such that very special circumstances do not exist.

The substantial harms to the Green Belt (inappropriateness and loss of openness) and moderate harm to character and appearance, together with very little weight to conflict with spatial strategy policies, substantially outweigh the limited benefits of one additional dwelling, the fallback position (given only moderate weight), and energy efficiency gains, such that very special circumstances do not exist to justify the development.