Land at Barr Lakes Lane, Walsall, WS5 3RB

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies, including the effect of the proposal on the openness of the Green Belt
• the effect of the proposal on the character and appearance of the area, with particular regard to whether the proposal would preserve or enhance the character or appearance of the conservation area, and in the event that any harm is identified, whether that harm would be outweighed by any public benefits of the proposal
• the effect of the proposal on highway safety
• 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 substantial harm to the openness of the Green Belt and harm to the conservation area, which would not be clearly outweighed by the modest benefits of providing two new houses in the context of a housing shortfall.

The substantial weight given to harm to the Green Belt by reason of inappropriateness and harm to openness, together with considerable importance and weight attributed to harm to the designated heritage asset, was not clearly outweighed by the modest benefits of housing provision and other identified benefits, such that very special circumstances do not exist.