Woodland Stables , Cock Lane, Hoddesdon, EN11 8LS

Main issues, as the Inspector framed them

• whether the breach of planning control alleged in the notice is inappropriate development in the Green Belt for the purposes of the National Planning Policy Framework (Framework), the PPTS and the development plan
• the effect on the openness of the Green Belt
• the effect of the development on highway safety
• if the breach of planning control alleged in the notice is inappropriate development in the Green Belt, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the development

What decided it

The difference in scale of Green Belt openness harm between the larger enforced site (substantial harm, including the stables, gym and tarmac) and the smaller Appeal B site (significant harm) determined whether the other considerations (unmet need, lack of alternatives, best interests of children) clearly outweighed the harm to establish very special circumstances.

For Appeal A, the substantial harm from inappropriateness, loss of openness and pedestrian safety was not clearly outweighed by the significant unmet need, lack of alternative sites and the children's best interests, so very special circumstances did not exist and the notice was upheld; for Appeal B, on the smaller site, the same considerations clearly outweighed the reduced (significant) harm, establishing very special circumstances and permission was granted.