Land at The Grange, Horsley Lane, Coxbench, Derby, DE21 5BH

Main issues, as the Inspector framed them

• Whether or not the proposed development would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework (2023) and any relevant development plan policies, including the effect on openness
• Whether or not the proposed development would preserve or enhance the character and appearance of the Coxbench Conservation Area
• If the proposed development is 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 required to justify the development

What decided it

The proposal constitutes inappropriate development in the Green Belt that would cause moderate harm to openness and less than substantial harm to the conservation area, and the identified benefits do not clearly outweigh these harms to establish very special circumstances.

The substantial weight attached to harm by reason of inappropriateness in the Green Belt, combined with moderate harm to openness and less than substantial harm to the conservation area, was not clearly outweighed by the benefits of self-build housing delivery, sustainable design, and limited economic benefits, so very special circumstances do not exist.