Land at Oakfield House, Woburn Lane, Aspley Guise, Milton Keynes , MK17 8JN

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and relevant development plan policies including the effect of the proposal on the openness and purposes of the Green Belt
• the effect of the proposed development on the character and appearance of the area with particular regard to the effect on the Aspley Guise Conservation Area (AGCA)
• whether sufficient information has been provided to consider the effect of the proposed development on archaeological remains
• the effect of the proposed development on highway safety, including any required works to vegetation on the boundary with the highway
• whether sufficient information has been provided to show that the site would be suitable for residential development with regard to ground contamination
• 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 is inappropriate development in the Green Belt that would cause less than substantial harm to the Aspley Guise Conservation Area, and the public benefits do not clearly outweigh this harm or constitute very special circumstances.

The harm to the Green Belt by reason of inappropriateness and harm to the designated heritage asset was not clearly outweighed by the benefits of one new dwelling of sustainable construction and elderly persons accommodation, and the public benefits do not outweigh the less than substantial harm to the conservation area.