The Great Oak Equestrian, Witton Lane, Witton, Norfolk , NR13 5DR

Main issues, as the Inspector framed them

• Whether having regard to local planning policy that seeks to avoid isolated new homes in the countryside, there is an essential need for a rural worker to live permanently at their place of work
• The effect of the development on the character and appearance of the site and the surrounding area
• The integrity of European sites, with particular reference to nutrient neutrality and recreational pressures

What decided it

The failure to demonstrate an essential need for a rural dwelling combined with serious harm to character and appearance and unmitigated adverse effects on European sites provided strong reasons for refusal that outweighed the moderate weight given to previously developed land use and fallback position.

The moderate weight given to use of previously developed land and the fallback position of retaining the caravan for non-residential purposes was outweighed by the failure to demonstrate essential need for a rural dwelling, serious and unacceptable harm to character and appearance, and unmitigated harm to European sites; the presumption in favour of sustainable development did not apply due to the protected area status and habitats sites concerns.