Bungalow at Watercress Beds Springwell Lane, Rickmansworth, WD3 8UX

Main issues, as the Inspector framed them

• Whether the developments are inappropriate development in the Green Belt having regard to the NPPF and relevant development plan policies
• For Appeal A, whether it has been shown that the building is redundant as there is no realistic prospect of it being reused for employment purposes
• For Appeal B, whether the internal floor area of the building would provide a suitable standard of living accommodation and whether it would comply with the Council's development plan policy on 'Outbuildings'
• For both appeals, whether the residential units would have an appropriate usable outdoor private amenity space
• For both appeals, whether the character or appearance of the Springwell Lock Conservation Area has been preserved or enhanced
• For both appeals, 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 conflict with its purpose to safeguard the countryside from encroachment, which could not be clearly outweighed by the personal circumstances cited, meant the very special circumstances required to justify inappropriate development in the Green Belt were not demonstrated.

The substantial harm to the Green Belt by way of inappropriateness and loss of openness, together with substantial harm from conflicts with employment land protection policies (Appeal A) and housing standards and outbuilding policies (Appeal B), was not clearly outweighed by the significant weight attached to personal circumstances and other considerations, so the very special circumstances required to justify the development were not established.