Land North of Raleigh Drive, Claygate , Esher , Surrey, KT10 9DF

Main issues, as the Inspector framed them

• whether the proposal would accord with the spatial strategy of the development plan
• the effect of the proposal on the openness of the Green Belt, and the purposes of including the land within it
• whether the Council can demonstrate a four-year supply of deliverable housing sites
• whether the proposal would make adequate provision for affordable housing, biodiversity net gain, highway improvement schemes and a car club
• 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 development

What decided it

The other considerations, including housing and affordable housing benefits, did not clearly outweigh the substantial harm attributed to inappropriate development in the Green Belt, so very special circumstances were not demonstrated.

The substantial weight attached to Green Belt harm (inappropriateness, limited openness harm and conflict with purpose c) was not clearly outweighed by the other considerations (market and affordable housing, BNG, economic and recreational benefits), so very special circumstances did not exist and the balance tipped against the proposal.