12 Hythe End Road, Wraysbury, Staines-Upon-Thames, TW19 5AR

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
• the effect of the proposal on the openness of the Green Belt
• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on the living conditions of the occupiers of 10 and 14 Hythe End Road with regard to outlook, light and privacy
• whether suitable measures would be included to adapt to and mitigate the effects of climate change
• whether the proposal would make appropriate provision for biodiversity net gain
• 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 weight attributed to the net zero carbon emissions benefit, combined with the self-build housing provision and fallback position, clearly outweighed the identified harm to the Green Belt and openness, establishing the very special circumstances required to justify inappropriate development.