Forest Cottages, High Road, Thornwood, Epping, Essex, CM16 6LP

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies including the effect of the proposal on the openness of the Green Belt
• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on the visual amenity of nearby trees
• the effect of the proposal on highway safety
• the effect of the proposal on Epping Forest Special Area of Conservation (EFSAC)
• 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 substantial weight necessarily attached to Green Belt harm, combined with significant weight attached to harm to character and appearance, trees, and highway safety, was not outweighed by the limited weight of housing supply benefit, such that very special circumstances were not demonstrated.

The substantial harm to Green Belt openness and significant harm to character and appearance, trees and highway safety were not outweighed by the limited benefit of 3 additional dwellings to housing supply, such that very special circumstances were not demonstrated.