Land west of Sea View Drive, Hest Bank, Lancaster, LA2 6BZ

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the NPPF and relevant development plan policies
• The effect of the proposal on the character and appearance of the landscape and the surrounding area, including the setting of the Lancaster Canal at Hest Bank
• The effect of the proposal on highway safety with particular regard to highway layout and design, the potential conflict between users and the provision of appropriate connectivity to the Lancaster Canal towpath
• Whether the proposal would be at risk of surface and ground water flooding and whether a sequential test to demonstrate that the proposal cannot be located in an area at a lower risk of flooding is required. If required, whether the scope of a sequential test should extend beyond the Bolton and Slyne ward boundary
• The weight to be accorded to the proposal's contribution to meeting identified older persons housing needs

What decided it

The finding that the site was Grey Belt land and not inappropriate development in the Green Belt, combined with the NPPF11d(ii) tilted balance concluding that the limited harms identified did not significantly and demonstrably outweigh the substantial housing and other benefits.

The limited harms identified to landscape character, highway safety and flood risk did not significantly and demonstrably outweigh the significant and substantial benefits of the proposal, including meeting identified older persons' housing need, addressing the housing land supply shortfall and above-policy affordable housing provision, so the balance under NPPF11d(ii) favoured granting permission.