15 Leighton Road, Heath and Reach, Leighton Buzzard, Bedfordshire, LU7 0AA

Main issues, as the Inspector framed them

• whether the proposed development would be inappropriate development in the Green Belt, including its impact on openness, having regard to the Framework and any relevant development plan policies
• the effect of the proposed development on the character and appearance of the Heath and Reach Conservation Area
• whether the proposed development would preserve the setting of the Grade II listed building known as 13 and 15 Leighton Road
• the effect of the proposed development on protected trees
• if the proposal would be inappropriate development, 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 proposal

What decided it

The proposal constitutes inappropriate development in the Green Belt causing moderate harm to openness, and the modest public benefits do not clearly outweigh this harm and the heritage harms, so very special circumstances do not exist.

The modest public benefits of housing delivery, self-build support, sustainability credentials and economic/social benefits do not outweigh the substantial weight attached to the moderate harm to Green Belt openness and the less than substantial harm to the designated heritage assets (Conservation Area and listed building setting), so the very special circumstances necessary to justify inappropriate Green Belt development do not exist.