Puttenham Golf Club, The Heath, Puttenham, GUILDFORD, GU3 1AL

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to any relevant development plan policies and the Framework
• the effect of the proposal on Ancient Woodland
• the effect of the proposal on protected species (bats) and their habitat
• the effect of the proposal on the character and appearance of the area, having particular regard to the effect on the Surrey Hills National Landscape (NL)
• whether the proposal would be a suitable location for a dwelling
• whether the proposal includes sustainable design and construction principles
• whether the proposal would result in the loss of an area of designated open space
• 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 (VSC) required to justify the proposal

What decided it

The potential destruction of irreplaceable ancient woodland habitat and harm to European Protected Species (bats) that cannot be adequately assessed or mitigated, combined with loss of designated open space, substantially and demonstrably outweighed the benefits of the proposal.

The benefits of developing a dilapidated site, contributing to housing supply, and conserving and enhancing the National Landscape were significantly and demonstrably outweighed by the significant and irreversible adverse impacts on ancient woodland, protected species habitat, and designated open space.