Land to the South of Freshways, Boathouse Lane, Gayton, Parkgate, CH64 3TB

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
• The effect of the development on the openness and purposes of the Green Belt
• The effect of the development on the character and appearance of the area, with particular reference to protected trees within the site
• The effect of the proposal on protected species, namely bats
• Whether the 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 required to justify the development

What decided it

The proposal is inappropriate development in the Green Belt that would cause significant harm to openness, Green Belt purposes, and character and appearance through tree loss, and these harms are not clearly outweighed by the limited benefits of housing delivery and low-carbon design.

The substantial harm to the Green Belt by reason of inappropriateness, loss of openness, conflict with Green Belt purposes, and harm to character and appearance through tree loss was not clearly outweighed by the limited or moderate weight benefits of housing delivery, low-carbon credentials, and local economic support.