Rooks Wood, Thorley Lane East, Bishop Stortford , CM23 4JU

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt, having regard to the Framework and any relevant development plan policies
• the effect of the proposal on a local green space
• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on trees, ecology and biodiversity
• whether the proposal would provide suitable living conditions for future occupants with regard to access to daylight and sunlight
• whether any harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to very special circumstances required to justify the proposal

What decided it

The substantial harm to the Green Belt by reason of inappropriateness, combined with harm to local green space, character and appearance, living conditions, and unresolved ecological concerns, is not clearly outweighed by the benefits of a single dwelling, so very special circumstances do not exist.

The benefits of providing one additional dwelling in a sustainable location where the Council cannot demonstrate adequate housing supply do not clearly outweigh the substantial harm to the Green Belt and the other identified harms to local green space, character and appearance, and living conditions.