Land adjacent to Jubilee Bungalow, Bournebridge Lane, Stapleford Abbotts, Romford, RM4 1LT

Main issues, as the Inspector framed them

• the effect of the proposed development upon the Epping Forest Special Area of Conservation (the SAC) as a designated habitats site
• whether or not the proposed development would be inappropriate development in the Green Belt
• the effect of the proposed development upon Green Belt openness
• if the proposed development is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, and if so, would this amount to the very special circumstances required to justify the proposed development

What decided it

The failure to secure adequate mitigation for likely significant effects on the Epping Forest SAC through a binding planning obligation, combined with the development being inappropriate in the Green Belt and causing significant harm to openness, with no very special circumstances to justify the harm.

The substantial harm to the Green Belt and the harm to the integrity of the SAC, together with the regulatory precondition that the competent authority may only agree to a project after ascertaining it will not adversely affect the integrity of habitats sites, significantly outweigh the moderate benefits of housing delivery, economic benefits during construction, and potential improvements to character and appearance.