Land at Rose Farm, Hamlet Hill, Roydon, Essex, CM19 5JU

Main issues, as the Inspector framed them

• Whether the use of the land for a gypsy and traveller site is inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
• The effect of the development on the openness of the Green Belt
• The effect of the use of the existing access on the safety of users of Hamlet Hill
• 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 development
• Whether the change of use to a single dwelling house is inappropriate development in the Green Belt having regard to the Framework, including any relevant effects on the openness of the Green Belt, and any relevant development plan policies

What decided it

The substantial harm to the Green Belt (inappropriateness and loss of openness) combined with the significant/substantial harm to highway safety at the site access was not clearly outweighed by the other considerations advanced, so very special circumstances were not made out.

Substantial Green Belt harm (inappropriateness and openness) and substantial harm to highway safety were weighed against significant weight to personal circumstances/lack of alternative site, moderate weight to site suitability and the best interests of Child D, and limited/very limited weight to site supply and Green Belt inevitability considerations; the harm was not clearly outweighed, so the balance tipped against the development in all three appeals.