New Barns Farm, Epping Road, Roydon, Harlow, CM19 5DB

Main issues, as the Inspector framed them

• Whether the development would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
• The effect of the development on the openness of the Green Belt
• Whether the development would preserve special features of the Grade II listed Barn at Newbarns Farm, and the Grade II listed Granary at Newbarns Farm, including settings, and whether the development would enhance or preserve the character or appearance of the Nazeing and South Roydon Conservation Area
• Whether the development would accord with local policies with regard to location
• The effect of the development on the living conditions of nearby residents
• Whether the development would have an adverse effect on protected sites with regard to biodiversity
• Would any harm by reason of inappropriateness, and any other harm, 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 would constitute inappropriate development in the Green Belt causing substantial harm to openness and designated heritage assets, with no very special circumstances to justify this harm.