Horsielands Farm, Church Lane, Newdigate, Dorking, Surrey, RH5 5DP

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework 2024 and any relevant development plan policies
• The effect of the proposal on the openness of the Green Belt
• The effect of the proposed development on the character and appearance of the area including with regard to Simons, a Grade II listed building and the Cartshed
• Biodiversity
• 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 weight given to harm to the Green Belt by reason of inappropriateness, combined with harm to openness, heritage assets and biodiversity, was not clearly outweighed by the moderate benefits of three new dwellings, particularly where a less harmful fallback position existed.

The substantial harm to the Green Belt and other harms (openness, heritage setting, biodiversity) were not clearly outweighed by the moderate benefits of three new homes and associated economic and social benefits, and very special circumstances were not established.