Blakes Lane Farm,, Blakes Lane, Guildford, Surrey, GU4 7RR

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and relevant development plan policies
• the effect of the proposal on the openness of the Green Belt
• the effect of the proposed development on the character and appearance of the area, with reference to the Area of Great Landscape Value
• 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 sustainable location criterion of paragraph 155 of the Framework because the site's location on a narrow rural lane without footways, streetlamps or safe cycling infrastructure would necessitate reliance on private motor vehicles, and the harms to Green Belt openness and landscape character are not clearly outweighed by the benefits of housing delivery.

The benefits of housing delivery and self-build provision, carrying great weight, do not clearly outweigh the combination of harm by reason of inappropriateness, considerable harm to Green Belt openness, and significant harm to rural character and appearance; the strong reason for refusal provided by Green Belt protection policies applies despite the Council's inability to demonstrate five-year housing supply.