8 Ham Island, Old Windsor, Windsor, SL4 2JY

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
• the effect of the proposal on the openness of the Green Belt
• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on flooding
• whether the development would mitigate the effects of climate change
• the effect of the proposal on ecology and biodiversity
• the effect of the proposal on the living conditions of neighbouring occupiers
• whether any 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 necessary to justify the proposal

What decided it

The proposal constitutes inappropriate development in the Green Belt with greater impact on openness than the existing building, and the harm to the Green Belt and other identified harms are not clearly outweighed by other considerations, so very special circumstances do not exist.

The presumption in favour of sustainable development under paragraph 11(d) of the Framework was displaced because the policies protecting the Green Belt provided a clear reason for refusing the development, notwithstanding the Council's shortfall in housing land supply.