Heatherdown, Woolfords Lane, Elstead, Surrey, GU8 6LL

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 development plan policies
• if inappropriate, the effect of the development on the openness of the Green Belt
• the effect of the proposal on the character and appearance of the surrounding area with particular reference to the Surrey Hills National Landscape and Area of Great Landscape Value
• the effect of the proposal on the integrity of environmental assets with particular reference to the Thursley, Hankley & Frensham Commons Site of Special Scientific Interest
• whether the proposal satisfies the requirement for biodiversity net gain
• if inappropriate, whether the 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 harm to the Green Belt through inappropriate development and loss of openness, combined with potential harm to ancient woodland and failure to achieve biodiversity net gain, is not clearly outweighed by the sustainability and economic benefits of the proposal.