Land West of Furrow Grove, Station Road, Stannington, NE61 6FB

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the GB and its effect on the openness of the GB and its purposes
• whether or not there is any 'other harm' that would result from the appeal proposal with particular regard to the character and appearance of the local area; flood risk to the site and adjacent areas; and potential archaeological remains
• whether the proposal would be in a sustainable location
• whether the proposal would meet a justified local housing need
• whether or not any harm to the GB by reason of inappropriateness, and any 'other harm' identified as arising, would be clearly outweighed by 'other considerations', so as to amount to very special circumstances

What decided it

The cumulative Green Belt and other harms (character/appearance, flood risk, unsustainable location and unjustified housing need) were not clearly outweighed by the other considerations advanced, so very special circumstances were not demonstrated.

The substantial harm from inappropriate development and loss of openness in the Green Belt, together with limited harm to character and appearance, significant harm from flood risk, and significant harm from an unsustainable location and unjustified housing need, were not clearly outweighed by benefits attracting moderate weight (adaptable homes), limited weight (construction and expenditure benefits) and negligible weight (bus service support), so very special circumstances did not exist and the balance tipped against the proposal.