Land at Manor Cottages, Carthouse Lane, Woking, Surrey

Main issues, as the Inspector framed them

• whether the appeal site is grey belt land and whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and relevant development plan policies, 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 and the proximity to services and facilities
• the effect of the proposal on the character and appearance of the area
• whether the proposal would have an acceptable effect on the living conditions of the occupiers of 5 Manor Cottages, with particular regard to outlook
• the effect of the development on protected species, in particular 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 development

What decided it

The substantial weight given to Green Belt harm by reason of inappropriateness, together with significant weight given to harm to character and appearance, neighbouring living conditions, and uncertainty regarding protected species impacts, were not clearly outweighed by the moderate weight of other considerations including housing delivery and economic benefits.

The substantial weight to be given to Green Belt harm by reason of inappropriateness, together with the significant weight given to other harms identified (unsuitable location, harm to character and appearance, harm to neighbouring outlook, and uncertainty regarding protected species), were not clearly outweighed by other considerations which carried moderate weight, therefore very special circumstances did not exist.