Cookshill Hall, Roughcote Lane, Caverswall, Staffordshire, ST11 9EG

Main issues, as the Inspector framed them

• whether the proposal is inappropriate development in the Green Belt having regard to the Framework and relevant development plan policies, including the effects on the openness and purposes of the Green Belt
• the effect of the proposed development on the character and appearance of the surrounding area, including the setting of a non-designated heritage asset
• biodiversity
• if inappropriate development, 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 harm to Green Belt openness and purposes, combined with harm to character and appearance and biodiversity, is not clearly outweighed by the benefits of one self-build dwelling in an area with unmet housing need, and paragraph 11d)i of the Framework provides a strong reason for refusal.

The substantial harm to the Green Belt by reason of inappropriateness and loss of openness, together with moderate harm to heritage significance and likely biodiversity harm, was not clearly outweighed by the moderate benefit of contributing to housing supply and the limited social and economic benefits of construction and occupation.