Leaside Industrial Park, Sedge Green, Nazeing, Waltham Abbey, Essex, EN9 2BF

Main issues, as the Inspector framed them

• whether the proposed development would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
• the effect of the proposed development on the openness of the Green Belt
• the effect of the proposed development on the character and appearance of the area
• the suitability of the development in terms of flood risk
• the effect of the proposed development on the living conditions of residents on the land, with particular regard to the industrial nature of the location
• the effect of the proposed development on biodiversity
• the personal circumstances of the existing residents
• if the development is inappropriate, whether the 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 development is inappropriate development in the Green Belt that reduces openness and is not clearly outweighed by very special circumstances, particularly given the additional harms from flood risk, poor living conditions in an industrial location, and biodiversity impacts.