Land adjacent to Lower Wood Farm, Sundon Road, Harlington, Beds, LU5 6LN

Main issues, as the Inspector framed them

• whether the appeal site is grey belt land and whether the proposal would be inappropriate development having regard to relevant development plan policies and the National Planning Policy Framework
• the effect of the proposal on the openness and purposes of the Green Belt
• the effect of the proposal, and the removal of the hedgerow to facilitate the vehicular access, on the character and appearance of the surrounding countryside
• the effect of the proposal on ecology, protected species, and 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 proposal comprises inappropriate development in the Green Belt that would cause significant harm to openness and character, and the appellant has not demonstrated adequate mitigation for protected species impacts, with the benefits not clearly outweighing these harms to establish very special circumstances.

The benefits of providing eight dwellings would not clearly outweigh the substantial harm to the Green Belt, significant harm to openness, unacceptable erosion of pastoral rural character, and unresolved harm to Great Crested Newts, such that very special circumstances do not exist.