Little Merryweathers Epping Road, Roydon, Harlow, CM19 5DW

Main issues, as the Inspector framed them

• whether or not the proposal would be inappropriate development within the Green Belt having regard to the National Planning Policy Framework (2023) and any relevant development plan policies
• the effect on the openness of the Green Belt
• the effect of the proposal on the character and appearance of the local area bearing in mind the special attention that should be paid to the desirability of preserving the setting of the nearby Grade II listed building, Merryweathers Farmhouse, and the extent to which it would preserve or enhance the character or appearance of the Nazeing and South Roydon Conservation Area
• if the proposal would be inappropriate development, whether or not the 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 necessary to justify the proposal

What decided it

The proposal constitutes inappropriate development in the Green Belt which is harmful by definition, and the modest benefits of additional living accommodation do not clearly outweigh the substantial weight given to Green Belt harm and the less than substantial harm to the conservation area, such that very special circumstances do not exist.