163 School Lane, Haskayne, ORMSKIRK, Lancashire, L39 7JF

Main issues, as the Inspector framed them

• Whether the proposal would constitute inappropriate development in the green belt having regard to the Framework and any relevant development plan policies
• The effect of the proposal on the openness of the Green Belt
• The effect of the proposal on the setting of a listed building
• Whether any harm to the green belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposed development

What decided it

The substantial weight that must be given to harm to the Green Belt and the great weight that must be given to the conservation of the designated heritage asset together considerably outweigh the private benefits to the appellant, which do not amount to very special circumstances or clear public benefits.

The substantial harm to the Green Belt by reason of inappropriateness and loss of openness, together with less-than-substantial harm to the significance of the adjacent listed building, were not clearly outweighed by the private health benefits to the appellant and the shortfall in housing land supply, as the proposal would not add a dwelling to housing supply and the benefits were private rather than public.