Kotan, 66-68 Wraysbury Road, Staines, TW18 4TT

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 any relevant development plan policies
• The effect of the proposal on the openness and purposes of the Green Belt
• The effect of the proposal on flood risk and whether there are reasonably available sites appropriate for the proposed development in areas at lower risk of flooding
• The effect of the proposal on the character and appearance of the area
• The effect of the proposal on biodiversity
• Whether the proposal would make appropriate provision for energy efficiency and emissions
• If the development is inappropriate, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the development

What decided it

The proposal is inappropriate development in the Green Belt with substantial weight given to that harm, combined with significant harm from flood risk and biodiversity impacts and significant harm to character and appearance, which together are not outweighed by other considerations so as to constitute very special circumstances.

The substantial harm to the Green Belt, significant harm from flood risk and biodiversity impacts, and significant harm to character and appearance were not outweighed by the modest housing and economic benefits of a single dwelling, the lack of up-to-date housing land supply, or the historical significance of the design, resulting in dismissal of the appeal.