Land south of Copse View, Burnt Oak Lane, Newdigate, Surrey, RH5 5BJ

Main issues, as the Inspector framed them

• Whether the site would be a suitable location for the proposed development with particular regard to accessibility by sustainable transport modes
• Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework 2024 and any relevant development plan policies
• The effect of the proposal on the openness of the Green Belt
• The effect of the proposed development on the character and appearance of the area
• 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 the Green Belt through inappropriateness and loss of openness, combined with harm to character and appearance and unsustainable location, is not clearly outweighed by the modest benefits of a single dwelling, so very special circumstances do not exist.

The substantial harm to the Green Belt (by reason of inappropriateness and loss of openness), harm to character and appearance, and unsustainable location are not clearly outweighed by the modest benefits of housing provision and economic benefits; the Green Belt designation provides a strong reason for refusal that prevents the tilted balance from applying