Former BT Radio Research Laboratory, Long Lane, Backwell, BS48 3DE

Main issues, as the Inspector framed them

• the effect of the proposed development on the integrity of European Sites
• whether the appeal site is grey belt land, and whether the proposal would be inappropriate development in the Green Belt having regard to relevant development plan policies and the National Planning Policy Framework, including the effect of the proposed development upon the openness of the Green Belt
• whether the site is in a suitable location for residential development with regard to accessibility to services and facilities
• whether the proposed development would be acceptable with regard to safe access to the site and highway safety on public footpath (LA2/14/10) and restricted byway (LA2/18/50)
• whether or not a financial contribution is required towards school transport
• if the proposal is found to be inappropriate development, 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 required to justify the development

What decided it

The failure to provide an appropriate assessment demonstrating that the proposal would not adversely affect the integrity of the European Site, combined with substantial harm to Green Belt openness and poor accessibility to services, meant very special circumstances did not exist to justify inappropriate development.

The modest benefits of one additional dwelling and economic benefits were outweighed by substantial harm to Green Belt openness, potential harm to the European Site integrity, and poor accessibility to services and facilities; the presumption in favour of sustainable development did not apply because Green Belt and habitats site protections provided strong reasons for refusal.