Land at Pipps Hill Road North, Billericay, Essex, CM11 2UJ

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt; including its effect on openness having regard to the National Planning Policy Framework (the Framework) and any relevant development plan policies
• whether or not the site represents an appropriate location having regard to access to services and facilities
• the effect of the proposal on the character and appearance of the area
• if the development is inappropriate, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The considerable weight attached to the unmet need for care home beds, combined with the significant weight given to the scheme's contribution to the Council's severely deficient five-year housing land supply, clearly outweighed the identified Green Belt and accessibility harm, establishing very special circumstances.

The Green Belt harm (substantial, by definition) together with moderate harm from limited accessibility to services, collectively of a 'high order', was clearly outweighed by the considerable weight given to unmet need, significant weight to housing land supply contribution, moderate weight to economic benefits and limited weight to social benefits, collectively of a 'very high order', so that very special circumstances existed to justify the development.