Emmanuels Farm Great North Road, Welwyn Garden City, AL8 7TA

Main issues, as the Inspector framed them

• Whether or not the proposal constitutes inappropriate development in the Green Belt (including consideration of openness and the purposes of Green Belt)
• The effect of the proposal on the character and appearance of the area
• Whether or not the proposal maintains, protects, conserves and enhance biodiversity
• Whether or not the housing tenure and size mix proposed would comply with Policy SP7
• The effect of the proposal on the living conditions of future occupiers
• Whether the proposal makes adequate provision for infrastructure
• Whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, as to amount to the very special circumstances required to justify the development

What decided it

The substantial harm from inappropriate development and loss of Green Belt openness was not clearly outweighed by the other considerations (principally the provision of 100% affordable housing), so very special circumstances were not established.

The very significant weight attributed to 100% affordable housing provision, together with modest weight for sustainability of location and biodiversity gain, did not clearly outweigh the substantial harm from inappropriateness and loss of openness in the Green Belt (plus harm to character/appearance and future occupiers' living conditions), so the balance tipped against the grant of permission.