43 Mare Lane, Beenham Heath, Shurlock Row, Reading, RG10 0QH

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
• the effect of the proposal on the openness of the Green Belt
• whether the development would provide suitable carbon off-setting measures to mitigate the effects of climate change
• 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 necessary to justify the proposal

What decided it

The harm to the Green Belt by reason of inappropriateness and loss of openness, combined with failure to provide carbon off-setting measures, was not clearly outweighed by other considerations, and Green Belt policies provided a clear reason for refusal under paragraph 11(d) footnote 7 of the Framework.

The harm to the Green Belt and other identified harm was not clearly outweighed by the limited benefits of housing supply and unsubstantiated self-build claims, such that very special circumstances did not exist; the Green Belt policies provided a clear reason for refusal displacing the presumption in favour of sustainable development.