Have We Got Planning News For You

Our Special Guest this week is Dr Chris Miele, Partner at Montagu Evans LLP. Latest News Update on planning related matters. Decision of a Planning Inspector dated 13th March 2024 to allow an appeal by Abri Group Ltd against the refusal by Woking Borough Council to grant planning permission for the demolition of existing buildings & the erection of a 25-storey building comprising 224 dwellings & ground floor commercial floorspace, in Woking town centre. Decision of the Minister of State for Local Government, on behalf of the Secretary of State, dated 13 March 2024 dismissing a recovered appeal against the decision of West Northamptonshire Council to refuse an application by Annesco Ltd, for a temporary Solar Farm of up to 49.72MWcontrary to the inspector’s recommendation. Decision of the Minister for Housing & Homelessness, on behalf of the Secretary of State, dated 15th March 2024, allowing an appeal by Redrow Homes Ltd against Dacorum Borough Council’s refusal to grant permission for a hybrid application for the development at Tring of up to 1400 homes including 140 x C2 dwellings, local centre, sports hub, primary & secondary schools, SANG & POS in the Green Belt against a background of a 1.2 yr HLS amounting to 6,108 dwellings.

Our Special Guest this week is Chris Webber, Group Planning Manager at Barratt Developments PLC. Latest News Update on planning related matters. Decision of the High Court in Marks & Spencer PLC v SOSLUH&C & others [2024] EWHC 452 allowing a s288 challenge & quashing the SoS’s dismissal of M&S s78 appeal for the construction of a 9-storey new mixed office & retail store at the western end of Oxford Street. Decision of the High Court in R (oao Galloway) v Durham County Council & Lightsource SPV 215 Limited [2024] EWHC 367 allowing a JR & quashing the grant of a planning permission for an excessive number of solar panels thus able to generate a capacity of 50MW or more which could not be rescued by subsequent NMA to that application. Decision of a Planning Inspector dated 29th February 2024 to allow an appeal by Taylor Wimpey (UK) Ltd against the non-determination by Charnwood Borough Council to grant outline planning permission for up to 195 dwellings on a site outside the development limits of Syston which formed part of a proposed strategic allocation in the Pre-Submission Draft of the emerging Local Plan, currently at examination.

Our Special Guest this week is Lindsey Richards, President of the Royal Town Planning Institute for 2024. Latest News Update on planning related matters. Decision of the High Court in Mead Realisations Ltd v SOSLUH&C & Redrow Homes Ltd V SOSLUH&C [2024] EWHC 279 dismissing two separate s288 claims challenging the dismissals of s78 housing appeals in Weston Super Mare (in FZ3) & Bushey (largely in Fz1 but also Fz2&3 plus 10% affected by reservoir flood risk) where neither LPA had a 5 yr HLS but where both appeals were judged to have failed compliance with the sequential test under NPPF 162 & PPG paragraph 028. Decision of a Planning Inspector dated 15th February 2024 dismissing an appeal by Elysian Loughton Site Ltd against the refusal of Epping Forest District Council to grant planning permission for the demolition of three homes and the erection of linked apartment blocks to form elderly persons apartments integrated C2 care facilities issues regarding the bulk, massing & height, effect on living conditions of existing neighbour & future occupiers & a viability review mechanism. Decision of a Planning Inspector dated 14th February 2024 to allow an appeal by Gadman Developments Ltd against the refusal of Somerset Council to grant outline planning permission for up to 100 dwellings on part of a larger green field, outside the settlement boundary for Creech St Michael. Issues around the effect of the proposal on the character & appearance of the area & neighbouring residential properties, HLS & whether a tilted balance applies or not.

Our Special Guest this week is Grant Butterworth, Head of Planning at Leicester City Council. Latest News Update on planning related matters. Decision of a Planning Inspector dated 23rd January 2024 dismissing an appeal by PA Investments Ltd & PD Developments (Essex) Ltd against the failure of Basildon Borough Council to determine an application for demolition of 2 houses and outline permission up to 150 dwellings & a 5 bed care home on a site at Billericay, virtually all in the Green Belt, which had been allocated in the local plan, submitted for examination but subsequently withdrawn. 1.85 yr HLS. Issues around adverse landscape and visual impacts, impacts on the dormouse population. VSC not found. Decision of a Planning Inspector dated 26th January 2024 dismissing an appeal by Vistry Homes Ltd against the refusal of St Albans City & District Council to grant outline planning permission for up to 150 dwellings including AH & custom-build, on a greenfield site at Colney Heath within the Metropolitan Green Belt with emerging plan having undergone Reg 18 consultation. No 4 yr HLS. Issues around adverse landscape and visual impacts, flood risk, effects on heritage assets, accessibility, relevance of PDL & AQ. VSC not found. Decision of a Planning Inspector dated 31st January 2024 dismissing an appeal by Wulff Asset Management Ltd against the refusal of Erewash Borough Council to grant outline planning permission for up to 196 dwellings on a greenfield site at Stanton By Dale, Derbyshire, in the context of a 2.65 yr HLS & an emerging local plan proposing to designate the land as Green Belt.

Our Special Guest this week is Andreas Markides, Chairman of Markides Associates & Author of Urban Myths. Latest News Update on planning related matters. Decision of the Court of Appeal in R (oaf Substation Action Save East Suffolk Ltd) v Secretary & State for Energy Security & Net Zero & others [2024] EWCA Civ 12 dismissing an appeal against the decision of the Lang J who had refused a claim for judicial review of two decisions by the first respondent to make development consent orders under section 114 of the Planning Act 2008 for two nationally significant infrastructure projects for onshore and offshore windfarms. The first ground of challenge relates to flood risk and the application of the sequential test, the second, to the decision on the cumulative impacts. Decision of the High Court, Holgate J dated 17 January 2024 in R (oao Aysen Dennis) v London Borough of Southwark & Notting Hill Genesis [2023] EWHC 3210 (Admin) who granted an application for judicial review quashing the Council’s decision under section 96A to make a non-material amendment to an outline planning permission for the phased redevelopment & regeneration of the Aylesbury Estate on the grounds that the introduction of “severable” was material. Decision of a Planning Inspector dated 17th January 2024 to dismiss an appeal by Templeview Developments Ltd against the refusal of Milton Keynes Council to grant full planning permission for the change of use of agricultural land to a linear park, new access road and stopping up and outline planning permission for 277 C2 extra care apartments, a 70 bed care home, 41 retirement bungalows & up to 196 C3 homes. Issues around effect on neighbouring properties including the agent of change principle, history, and living conditions of future residents.

Our Special Guest this week is the Attorney General for England & Wales, the Rt Hon Victoria Prentis KC MP. Decision of the Court of Appeal in R (oaf Fiske) v Test Valley BC & Woodington Solar Ltd [2023] EWCA Civ 1495 dismissing an appeal against the decision of the HHJ Jarman KC who had dismissed the claimant’s application for judicial review of the Council’s decision to grant planning permission for development including the construction of a 132kV substation on land at Woodington Farm, East Wellow, on the ground that the Council failed to take into account the incompatibility of that planning permission with one previously granted. Decision of the High Court, Karen Ridge sitting as a Deputy High Court Judge, dated 15 December 2023 in R (oao Lidl Great Britain Ltd) v East Lindsey DC & Aldi Stores Ltd [2023] EWHC 3210 (Admin) on a renewed oral application to seek judicial review of the Council’s decision to grant planning permission to Aldi for retail development at Spilsby Road, Horncastle. Permission granted because two of the four grounds judged to be arguable. Decision of an inspector dated 3rd January 2024 allowing an appeal by A2 Dominion Developments Ltd against the refusal of the LB of Hounslow to grant full planning permission for part 2 and 3 storey development for a SEND school and 124 homes in 3 blocks ranging from 3 to 5 storeys. Issues around effect on neighbouring properties including the agent of change principle, history, and living conditions of future residents.

In this episode, we present a rundown of the latest updates to the National Planning Policy Framework announced by Michael Gove on the 19th of December 2023. Episode resources and downloads to documents discussed can be found on our website below. Visit our Website: Have We Got Planning News For You

Our Special Guest this week is Stacey Robins, Head of Planning & Environmental Services for Wealden District Council. Episode Resources on HWGPNFY.com Latest News Update on planning related matters. Decision of the Secretary of State for LUH&C on a recovered appeal dated 15th November 2023 disagreeing with the inspector’s recommendation and allowing an appeal by the Ministry of Justice against the decision of Harborough DC to refuse planning permission for a new Category B prison of up to 82,555 m2 GEA within a secure perimeter fence at HMP Gartree, Market Harborough. Decision of an inspector dated 30th November 2023 allowing an appeal by Lendlease against the refusal of the LB of Southwark to grant full planning permission for an 18-storey commercial building on plot H1, Elephant Park – “the last piece of the jigsaw” relating to the former Heygate Estate-designed by architects ACME. Issues around history, land use & impact of development. Decision of the Department of Energy Security & Net Zero dated 28th November 2023 granting the Slough Multifuel Extension Order, a development consent order under section 114 of the Planning Act 2008, the effect of which was to increase the efficiency & output of a previously consented energy from waste generating station capacity for up to 50 megawatts (MW) to 60 MW. The works proposed would be largely confined to within the already permitted boiler house and wind turbine.

Our Special Guest this week is Michael Meadows, Head of Planning & Public Affairs at British Land. Latest News Update on planning related matters. Decision of an inspector dated 6th November 2023 allowing an appeal by Trenport East Hall Park Ltd against the failure of Swale BC to determine an application for planning permission for up to 380 new homes (incl. AH) & 450 sq m of Class E/F on land west of Church Road, Tonge, Sittingbourne on land allocated for mixed use account in the context of a lack of HLS, in an area already suffering from a degree of traffic congestion; impacts on heritage & landscape character & SPA alleged. Decision of an inspector dated 6th November 2023 dismissing an appeal against the refusal of Cotswold DC to grant planning permission for a new secure roadside truck stop facility including associated HGV & car parking, drivers facilities building, access & servicing within the Cotswold AONB. Agreed to be major development, NPPF 177 applied, Strategic Road Network Circular 01/2022 considered. Decision of an inspector dated 9th November 2023 allowing an appeal by David Wilson Barratt Homes for planning permission for 300 dwellings (90 AH), community hall, POS, associated works & two accesses from the A259 (one temporary for construction) access off the B2102, at land north of Highgrove Farm, Bosham against the non-determination by Chichester District Council on an unallocated site beyond the settlement boundary, in the context of no 5 yr HLS, issues around effects on SPA & SAC, AONB & highways infrastructure on A27.

Our Special Guest this week is Rosie Pearson, Chairman of the Community Planning Alliance and Founder of Pylons East Anglia. Latest News Update on Labour on planning, latest PINS stats & a new resource for planning cases. Decision of the High Court in Telford & Wrekin Council v Secretary of State for LUH&C & Greentech Invest UK Ltd [2023] EWHC 2439, a s288 challenge issued & served outside the 6 week challenge period. Application to extend time refused. Decision of the Minister for Housing & Planning on behalf of the Secretary of State dated 1oth October 2023 dismissing an appeal against the refusal of South Oxfordshire DC to grant planning permission for a mixed use scheme including 350 new homes & a C2 scheme on an unallocated site account in the context of a lack of HLS, a neighbourhood plan with allocations & impacts on landscape character. Decision of an inspector dated 12th October 2023 dismissing Croudace Homes Ltd’s appeal for planning permission for up to 290 dwellings, landscape, SANG & access off the B2102, at Bird in the Eye Farm, against the non-determination by Wealden District Council on an unallocated site beyond the settlement boundary at Uckfield, in the context of no 5 yr HLS, issues on Ancient Woodland, flood risk, heritage, accessibility & safe access.

This week, we’re joined by Sir Robert Neill MP. Member of Parliament for Bromley & Chislehurst and Chair of the Justice Committee. Latest News Update on Spelthorne, Lib Dems on housing targets & Greenwich Council’s decision on Mast Quay Towers. Decision of the Minister for Housing & Planning on behalf of the Secretary of State dated 21st September 2023 dismissing two appeals against non-determination by the London Borough of Southwark to grant planning permission for either of two schemes for the redevelopment of New City Court, 4-26 St Thomas Street; one for a 37-storey scheme, the other for a 26-storey scheme, on account of their LTSH on numerous designated heritage assets. NPPF 202 balance not favourable to appellant. Decision of an inspector dated 18th September 2023 allowing Metis Homes Ltd’s appeal for planning permission for 103 dwellings & a children’s nursery against the non-determination by Chichester District Council on a site beyond the settlement boundary at Nutbourne, Chichester in the context of no 5 yr HLS, an emerging local plan and issues around infrastructure including a bespoke nutrient neutrality mitigation scheme. Decision of an inspector dated 26th September allowing an appeal by Vedose Ltd against the refusal by Watford Borough Council to grant permission for a mixed use development of 247 build to rent homes and Class E floorspace in a building ranging from 5 to 24 storeys in height at 50 Clarendon Road, Watford, issues around loss of employment floorspace, impact on character & appearance & adequacy of living conditions.

Our Special Guest this week is Paul Morrison, Chief Executive at the Planning Inspectorate. Latest News Updates Decision of the High Court dated 6 September 2023 in R(oao Fiske) v Test Valley Borough Council & Woodington Solar Ltd [2023] EWHC 2221 (Admin) quashing a decision under section 73 to grant a permission varying conditions in respect of an earlier permission for a solar farm, including panels and a 33kV substation because the permission was outside the scope of s73 due to conflicts with the operative wording of the original permission, contrary to Finney. Decision of the Minister for Housing & Planning dated 11th September 2023, allowing LS Easton Park Development Ltd’s appeal against the refusal by Uttlesford DC of permission on land at Dunmow, Essex, for between 1,000 and 1,200 dwellings & up to 21,500 sqm of development in C2, Class E & F on unallocated open countryside. Issues around BMV agricultural land, impacts on heritage, transport and landscape. Tilted balance engaged, no 5 yr HLS. Decision of an inspector dated 13 September 2023 dismissing Leverhulme Estates Ltd’s seven appeals for outline planning permission against the refusals of permission by Wirral Metropolitan Borough Council for various C3 housing of between 15 and 290 dwellings in various locations all in the Green Belt in the context of an emerging local plan submitted for examination in October 2022 alleged by the Appellant to be flawed. Appellant also maintained no 5 yr HLS although Council disagreed. No VSC found.

Our Special Guest James Stevens is Director for Cities at the Home Builders Federation to discuss changes to Nutrient Neutrality Policy. Full episode resources including downloads can be found on our website.

Our Special Guest this week is Clive Betts MP, Chair of the Levelling Up, Housing and Communities Committee which has published their report “Reforms to national planning policy”. Decisions of the Week Decision of the High Court dated 30th June 2023 in CG Fry & Son Ltd v SoSLUH&C & Somerset Council [2023] EWHC 1622 (Admin) dismissing a s288 challenge to an inspector’s decision dismissing a section 78 appeal against the refusal of Somerset Council to discharge certain conditions attached to a C3 planning permission because of a failure to provide an Appropriate Assessment under the 2017 Habitat Regulations in the context of NE’s concerns around nutrient neutrality. Decision of the High Court dated 30th June 2023 in Swindon BC v SoSLUH&C & Danescourt [2023] EWHC 1627 (Admin) dismissing a s288 challenge to an inspector’s decision allowing a developer’s appeal for up to 220 dwellings on land which formed part of a wider allocation of 8000 homes of which 6,800 had already received permission. Issues around the inspector’s approach to infrastructure. Decision of an inspector dated 14th June relating to enforcement appeals by Mr J Clarkson relating to Diddly Squat Farm and the alleged unlawful change of use to a mixed agricultural, café, restaurant, farm shop, parking & lavatory facilities (as corrected by the inspector). Issues raised as to the correct planning unit & breaches of planning control, the service of the notices & the inspector’s ability to correct defects in the enforcement notices on appeal.  Decision of Secretary of State for Levelling Up, Housing & Communities dated 20 July 2023 rejecting the inspector’s recommendation and refusing planning permission for the demolition of the Marks & Spencer’s store at 456-472 Oxford Street and erection of a new 2-basement, ground plus 9 storey missed use (Class E) building raising heritage and embodied carbon issues.

Our Special Guest this week is with Dr Sue Young, Head of Land Use Planning for The Wildlife Trusts. Decisions of the Week Decision of an inspector dated 14 June 2023 relating to land at Parrs Wood Lane, East Didsbury, allowing an appeal by Dandara Living Development Ltd against the refusal by Manchester City Council of an application for permission for the erection of a 6-storey C3 building comprising 75 new homes where the main issue was the effect on highway safety. Decision of an inspector dated 2nd June relating to an appeal by Cassels Hotels Ltd against the refusal of South Cams DC for the demolition of the former Hotel Felix, Whitehouse Lane in Girton, a non-designated heritage asset in the Girton Gap and the erection of a C2 care home in the Green Belt with a 53% volumetric increase, very special circumstances established. Decision of an inspector dated 6th June 2023 relating to land between Green Lane and Upperthorpe Road, Westhorpe, Killamarsh allowing an appeal by Harworth Group, against the decision of North East Derbyshire DC, refusing outline planning permission for up to 397 dwellings on a site largely comprising an allocated site, with a portion in the Green Belt where the illustrative master plan showed a SUDS plan. Decision of an inspector dated 8th June 2023 allowing an appeal by the Co-Operative Group Ltd & Ilke Homes Ltd against the decision of North Northamptonshire Council to refuse an application for 133 dwellings on a site the majority of which comprises land allocated in the Rushden Neighbourhood Plan for a minimum 150 dwellings, where third parties resisted the appeal on multiple grounds after the Council decided not to resist the appeal.

Our Special Guest this week is Steve Norris, former Minister for Transport, Director of Steve Norris Ltd & Chairman of Soho Estates. Decisions of the Week Decision of the High Court dated 19 May 2023 in R (0ao Coal Action Network) v Welsh Ministers & the Coal Authority [2023] EWHC 1194 (admin) dismissing a JR claim relating to two decisions to authorise coal mining operations at Aberpergwm in the Vale of Neath. Decision of the Court of Appeal dated 25 May 2023 in Devine v SSLU,H&C & Cheshire West & Chester Council [2023] EWCA Civ 601, in which they dismissed an appeal against the decision of Fordham J in the High Court, who had dismissed a section 289 appeal against the decision of an inspector appointed to conduct an appeal under section 174 (2)(d) of the 1990 TCPA against an enforcement notice alleging the erection of a new building without planning permission having concluded the building in question was not “substantially complete” and so did not enjoy immunity from enforcement. Decision of an inspector dated 24th May relating to land off Coate Road, Devizes outside the limits of the settlement boundary, allowing an appeal by Robert Hitchin against the decision of Wiltshire Council to refuse an outline application for up to 200 dwellings & a local centre in the context of a Core Strategy more than 5 years old and no 5 yr HLS. Decision of an inspector dated 25th May relating to land in the Green Belt dismissing an appeal by Griggs (Options) Ltd against the decision of Hertsmere Borough Council to refuse an outline application for 37 dwellings of which 40% would be affordable, despite there being a very substantial and acute housing supply shortfall. Significant harm to openness of Green Belt, moderate harm to character & appearance. VSC not found.

Our special guest this week is Oliver Bulleid, Executive Director of the London Community Land Trust. Decisions of the Week: Decision of the High Court dated 12 May 2023in R (0ao Nelson Richardson) v London Borough of Lambeth et SSLU,H&C [2023] EWHC 1131 (admin)refusing multiple applications related to 4 separate JJ claims – all ruled to be totally without merit. Decision of the Court of Appeal dated 16 May 2023 in SSLU, H&C v, Smith & London Borough of Hackney [2023] EWCA Civ 514, in which they quashed the decision of Kerr J in the High Court, who had allowed an appeal against the decision of an inspector appointed to conduct an appeal determined by written representations, who had been assisted by an appeal planning officer who had prepared a report on facts, evidence, issues and contentions in the appeal and a recommendation based on an evaluative planning judgement. Decision of an inspector dated 11 Mayrelating toland at Lowerside Lane, Glastonbury allowing an appeal against the decision of Mendip District Council to refuse an outline application for up to 90 dwellings in the context of a new unitary authority, no 5 yr HLS, agreement between the main parties that the appeal be allowed, evidence from interested parties contending otherwise, observations from the inspector around the relevance of the travel of direction indicated through LURB and NPPF consultation. Joint Determination by DoT & SSLU,H&C dated 10 May 2023in accordance with the inspector’s recommendation, allowing HS2’s appeal under para 6 Schedule 17 of the High Speed Rail (London to West Midlands) Act 2017, against the decision of the Solihull Metropolitan Borough Council, to refuse approval for a lorry route serving five worksites at Balsall Common.

Our special guest this week is World Renowned Architect and Sustainability Visionary and Founder of ZEDfactory & ZED-Power Ltd. Decisions of the Week: Decision of the High Court dated 20 April 2023 in R (0ao Friends of West Oxfordshire Cotswolds) v West Oxfordshire DC et anor [2023] EWHC 901allowing a challenge by way of judicial review to discharge a planning condition which required a 5 m buffer zone to be demonstrated on land close to ancient woodland known as Rushy Bank, required on the conditional grant of planning permission for residential development for 25 dwellings at Charlbury, Oxfordshire. Decision of an inspector dated 17 April 2023 relating to land at the former Blaxton Quarry Mosham Road, Doncaster allowing an appeal against the failure to determine an application for B2, B8 and E:g commercial development by the City of Doncaster Council; with issues around the provision of BNG on site to secure a net gain of 10% and compliance with the development plan. Decision of an inspector dated 24 April 2023 allowing an appeal against the decision of the London Borough of Camden to refuse planning permission for a 15-storey building for use as student accommodation with affordable workspace, on a site previously used by Addison Lee for offices and a depot for its fleet of vehicles, after a postponement in June 2022 to allow amended plans to address fire safety issues. Decision of an inspector dated 26 April 2023dismissing an appeal against the decision of the London Borough of Tower Hamlets to refuse permission for the demolition of the existing building providing 34 self-contained residential flats and redevelopment of the site for a 10-storey building to comprise 115 shared living units, all in the context of no trigger for tilted balance being engaged.

Our Special Guest this week is Councillor Linda Haysey, Leader of East Hertfordshire District Council. Decisions of the Week: Decision of an inspector dated 8 March allowing an appeal on land at Little Chalfont, Amersham against the decision of Buckingham Council to refuse outline permission for C3 affordable, custom build and retirement homes together with a C2 care home on land in the Green Belt. VSC demonstrated. Decision of an inspector dated 13 March on land outside the settlement boundary at Grove, dismissing an appeal against the refusal of the Vale of White Horse DC to grant permission for a residential scheme of up to 300 C3 homes; issues re impact on countryside & landscape and which figure to use to calculate 5 yr HLS, LHN of 636 or a higher local plan figure. Decision of an inspector dated 10 March 2023 dismissing an appeal against the decision of Maidstone BC to refuse outline permission for approximately 109 homes on a greenfield site, 130 m beyond the settlement boundary at Ashford Road, Harrietsham. The inspector refused to entertain an alternative scheme for 86 dwellings, designed to overcome landscape issues. Issues around suitability of the appeal site, impact on character and appearance & weight to be given to most important development plan policies given an out-of-date housing requirement. Decision of an inspector dated 9 March dismissing an appeal against the decision of Wokingham BC to refuse outline permission for approximately 200 homes on greenfield land abutting but outside the settlement boundary at Hurst Reading issues re compliance with the development plan, impact on trees & hedgerows, BMV agricultural land, sustainable location & impact on countryside & landscape, highway safety.

Our Special Guest this week is Sue Bridge FRTPI, President of the Royal Town Planning Institute for 2023 and Director at Sue Bridge Consultancy Ltd. Episode Resources Planning Aid England Planning Aid Scotland  Decisions of the Week Decision of the Court of Appeal in R (oaf Kinnersley) v Maidstone Borough Council [2023] EWCA Civ 172 dated 22nd February allowing an appeal against the decision of HHJ Waldon-Smith who had dismissed a claim for JR of a decision to grant planning permission on a brownfield site based on the true meaning of the word site in Policy DM5. Decision of High Court in R (oao Bentley Pauncefoot PC) v Redditch BC & Bromsgrove DC [2023] EWHC 456 dated 2nd March 2023 dismissing a challenge to a decision to grant a hybrid permission for a residential led mixed use scheme for 2560 homes on an allocated site straddling the two LPAs area based on allegations that the committee was misled as to details of highway impacts. Decision of an inspector dated 22 February on land at Stratford Road, Shirley, dismissing an appeal, against the refusal of Solihull Metropolitan BC to grant permission, for a residential mixed-use scheme of 111 C3 units plus 84 bed C2 Care Home, gym, salon & restaurant rising to 6 storeys, on a pdl recommended for approval in context of shortfall in HLS. Decision of an inspector dates 22 February allowing an appeal against the decision of Trafford Metropolitan BC to refuse outline permission for up to 116 C3 units on land in the Green Belt which was found to be at odds with local plan spatial strategy. VSC demonstrated.