Canford Avenue, Wickford, Essex, SS12 0JN

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 on the openness of the Green Belt
• The effect of the proposal on the Blackwater Estuary Special Protection Area (SPA) and Ramsar Site
• 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 proposal

What decided it

The severe (2.34 year) housing land supply shortfall combined with the site's 'grey belt' status under the emerging WMS/draft Framework carried great weight and, together with personal circumstances, clearly outweighed the harm to Green Belt openness from inappropriate development.

The harm to the Green Belt by reason of inappropriateness was clearly outweighed by the combination of the housing land supply shortfall, the grey belt status of the site under the WMS/draft Framework, and the appellants' personal circumstances, amounting to very special circumstances justifying the grant of permanent, unconditional planning permission.