Milford House Penshurst Road, Speldhurst, Tunbridge Wells, TN3 0PH

Main issues, as the Inspector framed them

• Whether the development would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
• The effect of the development on the openness of the Green Belt
• The effect of the development on the character and appearance of the area, including the High Weald National Landscape
• 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 proposal constitutes inappropriate development in the Green Belt that would cause substantial harm to openness and would fail to conserve or enhance the natural beauty of the High Weald National Landscape, and the material considerations do not comprise very special circumstances sufficient to justify approval.

The substantial weight given to the harm by reason of inappropriateness and the significant harm to openness and the National Landscape was not outweighed by the modest contribution to housing supply, the proximity to the settlement boundary, or the claimed design and sustainability benefits, which are largely policy expectations rather than additional benefits.