Copper Beech, Harlow Common, Harlow, CM17 9ND

Main issues, as the Inspector framed them

• whether the development would be inappropriate in the Green Belt
• the effect of the development upon the openness of the Green Belt
• the effect of the development upon the Special Area of Conservation
• the effect of the development upon the character and appearance of the surrounding area
• whether an appropriate housing mix would be provided
• 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 substantial harm to the Green Belt by reason of inappropriateness and harm to openness, combined with harm to the SAC, character and appearance, and loss of bungalow provision, was not clearly outweighed by the limited benefits of the proposal, so very special circumstances did not exist.

The substantial harm to the Green Belt by reason of inappropriateness and harm to openness, together with harm to the character and appearance of the surrounding area, the SAC, and the loss of bungalow provision, was not clearly outweighed by the limited weight attributable to increased housing supply and economic benefits, and therefore very special circumstances did not exist to justify the inappropriate development.