Land East of Junction 8a, M40, Waterstock, Oxford, OX33 1JP

Main issues, as the Inspector framed them

• The effect of the proposed development on the character and appearance of the area, including in respect to the effect on existing trees
• Its effect on the significance of designated heritage assets via their setting, including in respect to Waterstock Conservation Area and listed buildings within it
• Whether a sequential test is required and, if so, whether it has been passed and what any consequences might be
• The need for the appeal scheme and whether the site is a suitable location for the proposed development, having regard to local and national planning policy
• The effect of the proposed development on the existing golf course, including in respect to health, well-being and recreation
• Its effect on the promotion of sustainable modes of transport
• Its effect on highway safety and the efficiency of the highway network
• Its effect on biodiversity, including in respect to trees and protected species
• Whether or not the proposals would be 'inappropriate development' in the Green Belt, and if so whether any harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances that would be necessary to justify the development

What decided it

The combined less than substantial heritage harm to five designated heritage assets, together with harm to character and appearance and to golfing facilities, was not clearly outweighed by the public benefits, so very special circumstances for the Green Belt did not exist and the scheme conflicted with the development plan as a whole.

The totality of public benefits (unmet employment/housing need, economic output, transport and biodiversity gains) was very weighty but was firmly outweighed by the combined less than substantial harm to five heritage assets and other identified harms, so the appeal was dismissed.