Disused Chicken Sheds and surrounding land at the rear of Paynes Farmhouse, Paynes Lane, Nazeing, Epping Forest, EN9 2EU

Main issues, as the Inspector framed them

• whether the site is a suitable location for the proposed development having regard to the provisions of local and national policy
• whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies, including considering the effect of the proposal on the openness of the Green Belt and its purposes
• the effect of the proposal on protected species
• the effect of the proposal on the character and appearance of the site and surrounding area
• 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 proposal constitutes inappropriate development in the Green Belt that would harm openness and character, and these substantial harms are not clearly outweighed by the limited benefits of two self-build dwellings, particularly given the site's unsustainable location and unresolved protected species concerns.

The substantial harm to the Green Belt by reason of inappropriateness, combined with harm to character and appearance and potential harm to protected species, was not clearly outweighed by the moderate benefits of housing delivery (two self-build dwellings) and economic benefits, and the Green Belt exception in paragraph 11(d)(i) of the Framework applied to prevent the presumption in favour of sustainable development.