44 Rutland Way, Orpington, BR5 4DZ

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 proposed development on the character and appearance of the area
• whether the proposal would provide acceptable living conditions for future occupants, with particular regard to the provision of external amenity space
• the effect of the proposed scheme on the living conditions of the occupiers of neighbouring dwellings, with particular regard to privacy
• 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 substantial harm to Green Belt openness and the absence of very special circumstances to justify inappropriate development in the Green Belt, combined with harm to character and appearance, living conditions of future and neighbouring occupiers, provided the decisive reason for dismissal.

The benefits of housing delivery (modest weight), economic and social benefits (limited weight), accessibility (limited weight), biodiversity net gain (limited weight) and landscape enhancement (limited weight) do not clearly outweigh the substantial harm to the Green Belt by reason of inappropriateness and other identified harms to character and appearance and living conditions.