The Old Smithy Fox, Covert Lane, Picton, Chester, CH2 4HB

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 (the Framework) and any relevant development plan policies.
• The effect of the proposal on the openness of the Green Belt.
• Whether there is an essential need for a dwelling to accommodate a rural worker, having regard to the financial soundness of the enterprise.
• 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 enterprise was not shown to be financially sound, so there was no essential need for a rural workers' dwelling capable of amounting to very special circumstances outweighing the Green Belt harm.

The limited weight attributed to the economic and welfare benefits of the enterprise did not clearly outweigh the substantial harm from inappropriateness and the additional harm to openness, so very special circumstances did not exist.