Barn North of Abbey Farm, Church Street, Higham, Gravesend, Kent, ME3 7LS

Main issues, as the Inspector framed them

• whether or not the proposal would be inappropriate development within the Green Belt having regard to the National Planning Policy Framework (2024) and any relevant development plan policies
• the effect on the openness of the Green Belt
• the effect of the proposal on the character and appearance of the local area bearing in mind the special attention that should be paid to the desirability of preserving the setting of the nearby Listed building, St Mary's Church, and the extent to which it would preserve or enhance the character or appearance of the Church Street, Higham Conservation Area
• the effect of the proposal on the Higham Arable Farmlands Landscape Character Area
• the effect of the proposal on protected species
• if the appeal scheme is found to be inappropriate development, 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 scheme

What decided it

The proposal is inappropriate development in the Green Belt with no very special circumstances to justify it, compounded by unmitigated harm to heritage assets and unresolved protected species concerns.