Watstock Farm, Wellers Town Road, Chiddingstone Hoath, Kent, TN8 7BH

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 relevant development plan policies
• the effect of the proposal on the openness and purposes of the Green Belt
• whether the proposal would result in deterioration of irreplaceable habitat, with particular regard to its relationship with ancient woodland
• the effect on European Protected Species, with particular regard to bats
• 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 satisfy the very special circumstances test required to justify inappropriate development in the Green Belt, as the substantial harm by reason of inappropriateness and other harm to irreplaceable habitat and protected species are not clearly outweighed by the modest benefits of a single dwelling.

The substantial weight given to harm by reason of inappropriateness in the Green Belt, together with significant harm to irreplaceable ancient woodland habitat and unresolved risks to European Protected Species (bats), was not clearly outweighed by the modest benefits of housing delivery and economic activity from a single dwelling, even in the context of a 2.4-year housing land supply.