Copse Manor Farm (Street Record), Paley Street, Maidenhead, SL6 3JS

Main issues, as the Inspector framed them

• Whether there are reasonably available sites appropriate for the proposed development in areas at lower risk of flooding and whether the sequential test has been met
• 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 biodiversity
• Whether the proposal makes appropriate provision for biodiversity net gain
• The effect of the proposal on the character and appearance of the area
• Whether the proposal makes appropriate provision for affordable housing
• Whether the proposed development would make appropriate provision for carbon offsetting and climate change mitigation
• 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 substantial weight given to harm to the Green Belt from inappropriate development and loss of openness, combined with significant harm to biodiversity and small harm regarding flood risk, was not clearly outweighed by the benefits of housing supply and other considerations, meaning very special circumstances do not exist.

The benefits of housing delivery and self-build provision, economic and social benefits, and climate change mitigation measures were outweighed by the substantial harm to the Green Belt from inappropriate development and loss of openness, significant harm to biodiversity, and small harm regarding flood risk, with the balance tipping decisively against the proposal.