Hawkspare Limited, Green Street Green Road, Dartford, DA2 8DP

Main issues, as the Inspector framed them

• Whether the development comprises inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
• The effect on the openness and purposes of the Green Belt
• The effect of the development on the intrinsic character and beauty of the landscape
• The effect of the mixed use of the land on the living conditions of neighbouring occupiers with particular regard to light, pollution, noise and disturbance
• Whether the proposed works would preserve the Grade II listed buildings known as Clock House, Durham Cottage and House and The Forge Cottage and Grade II Scheduled Monument at the icehouse or their setting or any features of special architectural and historic interest (or significance) which they possess
• The effect of development on potable water supplies in the vicinity of the site
• The effect of traffic relating to the mixed use of the land on the safe and efficient operation of the highway network in the vicinity of the appeal site
• The effect of the mixed use of the land on users of public rights of way (PROW)
• The effect of the development on ecology and biodiversity
• Whether any harm 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 proposal

What decided it

The substantial harm to the openness of the Green Belt, combined with other identified harms, was not clearly outweighed by the benefits so as to amount to the very special circumstances needed to justify inappropriate development.

The substantial weight given to Green Belt harm and other identified harms (landscape character, living conditions, heritage setting, potable water supplies) was not clearly outweighed, individually or cumulatively, by the economic benefits (considerable weight) and modest biodiversity improvements, so very special circumstances were not demonstrated.