Potters Farm, Illey Lane, HALESOWEN, B62 0HJ

Main issues, as the Inspector framed them

• whether the development would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework ('the Framework') (2023) 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, with particular regard to the Area of High Historic Landscape Value
• the effect of the proposal upon any archaeological remains
• whether, having regard to national planning policy that seeks to avoid isolated new homes in the countryside, there is an essential need for a rural worker to live permanently at or near their place of work
• 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 cumulative Green Belt, heritage and archaeological harm was not clearly outweighed by the limited benefits, so the very special circumstances necessary to justify the development did not exist.

The substantial weight attached to Green Belt harm, together with great weight given to heritage harm and archaeological harm, was not clearly outweighed by the minor or minimal weight given to housing, economic and social benefits, so very special circumstances did not exist and the balance tipped against the development.