Land Between Caravan Site and Watling Street, Park Street, St Albans, AL2 2PZ

Main issues, as the Inspector framed them

• whether the location of the scheme accords with the development plan
• the effects of the proposal on the purposes of the Green Belt, in terms of effects on openness, coalescence and encroachment
• whether the site is sustainably located in respect of its access to services and ability to minimise dependency on private vehicles
• the effects of the proposal on the safety and efficiency of the local highway network
• the effects of the proposal on the landscape character and visual amenities of the area
• whether the proposal would make an adequate provision of social housing
• the effects of the proposal on protected species
• the effects of the proposal on agricultural land, including Best and Most Versatile (BMV) agricultural land
• 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 proposal

What decided it

The substantial benefits of addressing a significant shortfall in housing land supply and delivering 40% affordable housing clearly outweighed the Green Belt and other identified harm, amounting to very special circumstances.

The substantial weight attributed to Green Belt harm and the moderate to substantial landscape/visual and agricultural land harm were clearly outweighed by the substantial benefits of addressing the significant housing land supply shortfall and delivering 40% affordable housing plus other moderate benefits, amounting to very special circumstances justifying the grant of permission.