Bellevue Hoe Lane, Nazeing, Waltham Abbey, EN9 2RJ

Main issues, as the Inspector framed them

• the effect of the proposed development on the integrity of the Epping Forest Special Area of Conservation (EFSAC)
• whether the proposed development would be inappropriate development in the Green Belt having regard to the Framework and the development plan, including the effect on the openness of the Green Belt
• whether the proposed development would provide acceptable living conditions for future occupants, with particular regard to noise and disturbance
• the effect of the proposed development on the public right of way known as Public Footpath 3 Nazeing (PROW)
• whether the proposed development would effect an existing watercourse
• if the proposed development is inappropriate development in the Green Belt, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the development

What decided it

The absence of a Section 106 agreement to secure mitigation for the Epping Forest SAC, combined with the development constituting inappropriate Green Belt development causing substantial harm to openness and failure to demonstrate acceptable living conditions regarding noise, meant very special circumstances did not exist to justify the proposal.