Great Oak Equestrian, Mill Lane, Postwick, NORWICH, 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 residential accommodation at the site combined with serious harm to character and appearance and unmitigated impacts on European sites provided strong reasons for refusal that outweighed the moderate benefits of reusing previously developed land and the fallback position.

The moderate benefits of using previously developed land and the fallback position of retaining the caravan for non-residential purposes, together with limited weight given to local economic benefits and reduced vehicle movements, were 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 strong reason provided by the need to protect habitats sites.