The Meadows, Pastheap Farm Hastings Road, Pembury, Tunbridge Wells, TN2 4BL

Main issues, as the Inspector framed them

• Whether the proposal constitutes 'inappropriate development' in the Green Belt and the effect on its openness or falls within the scope of 'grey belt' as defined in the National Planning Policy Framework
• The effect on the character and appearance of the area and whether the proposal would conserve and enhance the landscape and scenic beauty of the High Weald National Landscape
• Whether the scale of the development proposed would dominate the nearest settled community
• The effect on biodiversity including protected species
• Whether the living conditions of the occupiers of the residential mobile homes/caravans would be subject to excessive noise and poor air quality from traffic on the A21
• Whether the development would make proper arrangements for the disposal of surface water run-off or increase the risk of flooding elsewhere
• The effect on the setting and significance of the non-designated heritage assets of Pastheap Farm and Pastheap Oast
• Whether the Council can demonstrate a five-year supply of Gypsy and Traveller pitches
• The appellant's and other families' personal circumstances
• Whether other considerations clearly outweigh the harm to the Green Belt and any other harm so as to amount to very special circumstances

What decided it

The location of the site is inherently unsuitable because of the effect on the Green Belt, the sensitive landscape of the High Weald National Landscape, and the close proximity to traffic noise and pollution on the A21, which greatly outweigh the personal circumstances and unmet need for Gypsy and Traveller pitches.

The significant weight given to the lack of Gypsy and Traveller sites and the personal circumstances of the residents was outweighed by the substantial harm to the Green Belt, the great weight due to harm to the High Weald National Landscape, the undemonstrated suitable living conditions due to noise and air quality, the unassessed heritage harm, and the lack of proper ecological assessment, such that very special circumstances do not arise.