Hillside Farm, Cudworth Lane, Newdigate, Surrey, RH5 5BH

Main issues, as the Inspector framed them

• whether the development would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies, with particular reference to whether or not the site comprises grey belt and/or previously developed land (PDL), the accessibility of the site to services and facilities, the need for the development, and its effect on openness
• the effect of the proposal 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 proposal fails to meet the criteria in paragraph 155 of the Framework (grey belt exception) because it does not satisfy the demonstrable unmet need test and is not in a sustainable location, and would cause substantial harm to openness, such that very special circumstances do not exist to justify inappropriate Green Belt development.

The substantial harm to openness and significant harm to character and appearance, together with the unsustainable location and conflict with development plan policies, were not outweighed by the benefits of housing provision, self-build potential, removal of agricultural buildings, economic benefits and ecological enhancements.