Cotters Hill Farm, Bug Hill, Woldingham, CR3 7LB

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 2024 and any relevant development plan policies
• The effect of the proposal on the openness of the Green Belt
• The effect of the proposed development on the character and appearance of the area including with regard to the Area of Great Landscape Value (AGLV) and the Surrey Hills National Landscape (NL)
• The effect of the proposed development on biodiversity
• 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 proposal is inappropriate development in the Green Belt with no qualifying exception, causes substantial harm to openness and landscape character, and the limited benefits do not clearly outweigh this harm to constitute very special circumstances.

The substantial harm to the Green Belt through inappropriateness and loss of openness, combined with harm to the AGLV and National Landscape setting and unacceptable biodiversity effects, was not clearly outweighed by the limited economic and housing benefits, such that very special circumstances do not exist