Substation at Land off Pine Lodge Way, Horton Lane, Epsom, KT19 8PQ

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt for the purposes of development plan policy and the National Planning Policy Framework
• the effect of the proposal on the character and appearance of the area
• the effect of the proposed development on highway safety, with regard to the provision of parking
• the effect of the proposal on surface water flooding
• if it is inappropriate, whether the harm to the Green Belt by reason of inappropriateness, or any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The proposal is inappropriate development in the Green Belt which, by definition, is harmful and cannot be justified by the limited housing benefits where the Council cannot demonstrate a five-year housing land supply, as the Framework's Green Belt protection policies provide a clear reason for refusal.

The benefits of housing delivery and the contribution of one dwelling to housing supply were given limited weight and did not clearly outweigh the substantial harm to the Green Belt by reason of inappropriateness, the moderate harm to character and appearance, the inadequate parking provision, and the unresolved surface water flooding concerns.