Land at Bentons Farm, Off Middle Street, Bumbles Green, Nazeing, EN9 2LN

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies
• the effect of the proposal on the openness of the Green Belt
• whether the proposal would conserve or enhance the character and appearance of the Nazeing and South Roydon Conservation Area
• the effect of the proposal on the living conditions of future occupiers, with particular reference to privacy and outlook
• if the development is inappropriate in the Green Belt, 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 substantial weight given to Green Belt harm from inappropriate development and loss of openness, combined with harm to the conservation area and future occupiers' living conditions, is not clearly outweighed by the limited and moderate benefits of the proposal, so very special circumstances do not exist.

The substantial weight to be given to Green Belt harm, combined with other identified harm to the conservation area and living conditions of future occupiers, was not clearly outweighed by the limited and moderate public benefits of housing delivery, employment, energy efficiency measures and biodiversity net gain, therefore the appeal was dismissed.