Greyfriars , Hogs Back, Guildford, Surrey, GU3 1AD

Main issues, as the Inspector framed them

• Whether the proposed development is inappropriate development in the Green Belt, and if so, the effect on openness (Appeal A).
• The effect on the significance and special interest of Greyfriars a Grade II* listed building (Appeals A & B).
• The effect on the character and appearance of the area, including consideration of the Surrey Hills National Landscape (SHNL) and trees (Appeal A).
• The effect on the Monkhatch Site of Nature Conservation Interest (SNCI) and protected species (Appeal A).
• The effect on the SPA (Appeal A)
• 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 required to justify the proposals (Appeal A).

What decided it

The harm from inappropriate Green Belt development, heritage, character/appearance and protected species impacts was not clearly outweighed by the limited other considerations, so very special circumstances did not exist for the new dwelling in Appeal A, whereas the demolition works alone in Appeal B caused no harm.

For Appeal A, the combined Green Belt, heritage, landscape and ecological harms were not clearly outweighed by the moderate weight of benefits (heritage benefit from demolition, small housing/economic benefits), so the appeal was dismissed; for Appeal B, with no harm identified, the balance favoured allowing the demolition works.