Land @ North End of Kale Road, Benfleet, Essex, SS71HU

Main issues, as the Inspector framed them

• whether the proposal is inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
• the effect on the openness of the Green Belt
• the effect on the character and appearance of the area
• the effect on ecology in the area
• inadequate transport impact assessment
• the effect on the living conditions of future occupiers of the development
• whether the harm arising by reason of inappropriateness, together with any other identified harm, would be clearly outweighed by other material considerations to amount to the very special circumstances required to justify the proposed development

What decided it

The substantial harm to the openness of the Green Belt caused by inappropriate development is not clearly outweighed by the housing benefits, particularly given the absence of affordable housing and multiple conflicts with local plan policies on character, ecology, and transport.

The substantial weight afforded to Green Belt harm and the significant adverse impacts on openness, character, ecology and transport are not outweighed by the modest contribution to housing supply, resulting in the dismissal of the appeal despite the Council's inability to demonstrate a 5-year housing land supply.