Chalk Pit Cottages, Green Farm Lane, Shorne, Gravesend, Kent, DA12 3HN

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 and any relevant development plan policies
• the effect upon the openness of the Green Belt
• the effect of the proposed development on the landscape, character and appearance of the surrounding area
• biodiversity
• would the harm by reason of inappropriateness, and any other harm, be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal constitutes inappropriate development in the Green Belt with no qualifying exception, and the substantial harm to the Green Belt and character of the area is not clearly outweighed by the limited housing and environmental benefits, particularly given the absence of a mechanism to ensure self-build compliance.

The substantial harm to the Green Belt by reason of inappropriateness and harm to character and appearance, to which substantial weight was given, was not clearly outweighed by the limited benefits of one additional dwelling (afforded great weight but recognised as limited in quantum), economic benefits (moderate weight), and biodiversity net gain (moderate weight), with the Green Belt protection in NPPF paragraph 11(d)(i) and footnote 7 disapplying the presumption in favour of sustainable development.