North Wyke Farm, Guildford Road, Normandy, Guildford, GU3 2AN

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 development on the character and appearance of the area including trees
• The effect of the development on highway safety and capacity
• The effect of the development on surface water flooding and drainage
• The effect of the development on protected species, habitat and whether it could provide biodiversity net gain
• The Thames Basin Heaths Special Protection Area and planning obligations
• Whether the proposed development is appropriately sustainable in relation to climate change, sustainable design, construction, and energy
• If the development is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations that amount to the very special circumstances required to justify the development

What decided it

The harm by reason of inappropriateness to the Green Belt and impact on openness, combined with substantial harm to character and appearance, highway safety, drainage, protected species, and the SPA, was not clearly outweighed by the benefits so as to constitute very special circumstances.

The substantial and very substantial harms (Green Belt inappropriateness, openness, character and appearance, highway safety, drainage, protected species, SPA) were not clearly outweighed by the significant positive benefits (care bedspaces, economic benefits, social and environmental benefits), therefore very special circumstances were not established.