Land Adjacent To Rose Cottage , River Hill, Flamstead, AL3 8DA

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
• The effect of the proposal on the setting of the Conservation Area
• Whether appropriate living conditions would be provided for future occupiers of the proposed dwelling
• The effect of the proposal on the living conditions of the occupiers of Rose Cottage with regard to overlooking
• The effect of the proposal on protected species and habitats

What decided it

The proposal constitutes inappropriate development in the Green Belt causing harm to openness and would cause less than substantial harm to the setting of the Conservation Area, and these harms are not clearly outweighed by the benefits of housing delivery, self-build provision, and reduced overlooking.

The substantial weight afforded to housing benefits and self-build provision did not outweigh the substantial weight given to harm to the Green Belt (inappropriate development), the significant weight given to harm to the Conservation Area setting, and the unresolved ecological matters; the balance tipped decisively against the proposal.