Lands at New Farm, Cross Lane,, Audley, Staffordshire, ST7 8JQ

Main issues, as the Inspector framed them

• the effect of the proposal on the Green Belt, including in respect of its openness
• whether the proposal would provide an appropriate mix of house types
• the effect of the proposal on the character and appearance of the area, and whether it would comply with the Council's strategy for housing distribution
• whether the proposal would make appropriate provision for affordable housing
• Other Considerations, including the benefits of the proposal as enabling development
• whether the 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 very substantial weight attributed to the enabling development benefits securing the conservation and viable future use of the Grade II listed Madeley Manor clearly outweighed the Green Belt and other identified harms.

The harm by reason of Green Belt inappropriateness and the other identified harms (housing mix, character and appearance, affordable housing) were clearly outweighed by the enabling development benefits to Madeley Manor, housing supply benefits, and economic/social and biodiversity benefits, amounting to very special circumstances justifying the proposal despite conflict with the development plan as a whole.