Emery Planning has recently secured planning permission for a replacement dwelling at Sandle Heath in the Cheshire East Green Belt. The proposed dwelling is materially larger than the one it would replace and was inappropriate development. However Cheshire East Council agreed that very special circumstances existed necessary to grant planning permission. These were a permitted development fallback option and the presence of a now time expired consent for a replacement dwelling, with no material changes to the planning policy context since the previous grant of planning permission.