Akesmore Lane, Biddulph, Staffordshire, ST8 6RU

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt for the purposes of the development plan and the National Planning Policy Framework including the effect upon the openness of the Green Belt
• whether the site is suitable for the proposed development, having regard to relevant policies for the location of housing
• the effect of the proposed development on the character and appearance of the area
• the effect of the proposal on the living conditions of future occupants with particular regard to contamination and land stability
• if inappropriate, 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 constitutes inappropriate development in the Green Belt causing substantial harm to openness, and the Green Belt is identified in footnote 7 of the Framework as an area of particular importance providing a strong reason for refusal that engages the exception to the presumption in favour of sustainable development.

The moderate benefits from provision of up to four dwellings and associated economic uplift do not clearly outweigh the substantial harm to Green Belt openness, the unsuitability of the location for housing, the harm to character and appearance, and the unresolved contamination and land stability risks; the balance tips decisively against the proposal.