Little Orchard, London Road, Spellbrook, Hertfordshire, CM23 4BA

Main issues, as the Inspector framed them

• whether or not the proposed development would be inappropriate development in the Green Belt
• the effect of the proposal on the openness of the Green Belt
• whether the appeal site would be a suitable location for the proposed development having regard to the risk of flooding
• if the scheme would be inappropriate development, whether or not 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 it

What decided it

The cumulative effect of previous and proposed extensions creating a disproportionate increase in the size of the original building, combined with harm to Green Belt openness, could not be outweighed by the identified material considerations.

The substantial harm to the Green Belt by reason of inappropriateness and loss of openness was not clearly outweighed by the moderate weight afforded to the appellant's desire for additional living space and the limited weight afforded to sustainability benefits or permitted development fallback.