Land to the South & East of the Former Chimes Garden Centre, & Rear of 95 Old Nazeing Road, Walhtam Abbey, EN10 6RJ

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and development plan policies
• The effect of the proposal on the openness of the Green Belt
• Whether the proposal would provide an appropriate mix of housing, with particular regard to the provision of affordable housing
• Whether the proposed development would make suitable provision for local community facilities
• Whether the proposed development would achieve Biodiversity Net Gain
• The effect of the proposed development on the integrity of the Epping Forest Special Area of Conservation
• 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 cumulative weight of significant benefits—housing supply, affordable housing, older people's housing and self-build provision—clearly outweighed the substantial Green Belt harm, establishing very special circumstances.

the substantial harm to the Green Belt from inappropriateness and loss of openness was clearly outweighed by the cumulative significant, modest and limited benefits (housing supply, affordable housing, older people's housing, self-build provision and other considerations), amounting to very special circumstances justifying the development