Land at Gorcott Hill, Beoley, Redditch, B98 9EN

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 any relevant Development Plan policies, including its effect on openness
• whether it has been demonstrated that the proposal would have an acceptable effect on protected species, and would make adequate provision for Biodiversity Net Gain (BNG)
• the effect of the proposal on the character and appearance of the area
• whether the proposal would comply with the Development Plan strategy for housing distribution, including in respect of access to services and facilities
• the effect of the proposal on the living conditions of the occupiers of Gorcott Hill Lodge, in respect of light and outlook
• if the proposal is inappropriate, 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 proposal constitutes inappropriate development in the Green Belt that fails to meet the Golden Rules requirement for 50% affordable housing contribution, and the resulting substantial harm to Green Belt openness and other identified harms are not clearly outweighed by other considerations.

The substantial harm to the Green Belt by reason of inappropriateness, combined with significant harm to character and appearance and substantial harm to protected species and biodiversity, was not clearly outweighed by the limited positive weight given to housing supply benefits and self-build provision, resulting in the absence of very special circumstances.