32a Rucklers Lane, Kings Langley, Hertfordshire, WD4 8AU

Main issues, as the Inspector framed them

• Whether the appeal proposal would constitute inappropriate development in the Green Belt, including any effect on openness, having regard to the National Planning Policy Framework
• The effect on the character and appearance of the area
• Whether the proposed development would provide acceptable living conditions for future occupiers with particular regard to the provision of outdoor garden space, vehicle manoeuvring and levels of natural light and outlook
• The effect on the privacy of neighbouring occupiers, in particular those at Nos 34, 36 and 38 Rucklers Lane
• The effect on trees
• Would any harm by reason of inappropriateness, and any other harm, be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal's harmful impact on Green Belt openness as inappropriate development, combined with harm to character and appearance and failure to provide acceptable living conditions for future occupiers, was not clearly outweighed by the moderate benefits of housing delivery and economic benefits.

The moderate weight attributed to housing delivery benefits and economic benefits did not clearly outweigh the substantial weight given to Green Belt harm and the significant weight given to harm to character and appearance and failure to provide acceptable living conditions, so very special circumstances were not established.