Elm Tree House, Smithy Farm, Askwith, OTLEY, LS21 2HX

Main issues, as the Inspector framed them

• the effect of the development on the character and appearance of the area, including heritage assets and the Nidderdale National Landscape
• whether the development would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies, including the effect upon the openness of the Green Belt
• whether the development provides a suitable housing mix
• whether the development would make adequate provision for Biodiversity Net Gain (BNG)
• if the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the development

What decided it

The harm to the setting of the designated heritage asset and the character of the National Landscape, combined with the inappropriate Green Belt development and absence of very special circumstances, clearly outweighed the modest benefits of housing delivery in the context of a shortfall in five-year housing land supply.

The benefits of housing delivery and meeting supply need attracted limited weight and were insufficient to clearly outweigh the substantial weight given to harm to the Green Belt, the less than substantial but considerable harm to the setting of the listed Manor House, and the significant harm to the character and appearance of the National Landscape.