Tuffs Farm, Tower Hill, Chipperfield, Herts, WD4 9LW

Main issues, as the Inspector framed them

• the effect of the proposal on the openness and purposes of the Green Belt
• the character and appearance of the area having particular regard to the design of the new dwellings and amount of outdoor space provided to each
• the significance of nearby heritage assets
• the integrity of the Chilterns Beechwoods Special Area of Conservation
• the living conditions of the intended future occupiers with particular regard to the provision of outdoor garden space
• best and most versatile agricultural land and the viability of the agricultural holding
• whether other considerations outweigh the harm to the Green Belt, and any other harm so as to amount to very special circumstances to justify the development

What decided it

The cumulative harm to the Green Belt (by reason of inappropriateness and encroachment into countryside), to the significance of three designated heritage assets (conservation area and two listed buildings), and to the Chilterns Beechwoods SAC, taken together, is not clearly outweighed by the public benefits of housing delivery and other considerations, such that very special circumstances do not exist to justify the inappropriate development.

The substantial weight given to harm to the Green Belt by reason of inappropriateness and encroachment, combined with less-than-substantial harm (at the lower end) to heritage assets and unmitigated harm to the SAC, outweighs the significant weight given to housing delivery benefits (addressing a 1.05-year supply), moderate weight to biodiversity net gain, and limited weight to economic and social benefits, such that very special circumstances do not exist.