Chalkfields Tomkyns Lane, Upminster, RM14 1TP

Main issues, as the Inspector framed them

• Whether the appeal scheme would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
• The effect of the appeal scheme on the openness and purposes of the Green Belt
• The effect of the appeal scheme on biodiversity, including protected species
• The effect of the boundary treatment on the character and appearance of the 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 building was not designed for agricultural or forestry purposes and the appellant failed to demonstrate that protected species would not be harmed, with no exceptional circumstances justifying the omission of ecological surveys prior to permission being granted.

The potential benefits of enabling a self-sufficient lifestyle and modest agricultural use did not clearly outweigh the harms of inappropriate development in the Green Belt, modest harm to openness, undemonstrated harm to protected species and biodiversity, and harm to rural character, such that very special circumstances did not exist.