Land at Lyndale, Hovefields Drive, Wickford, Essex, SS12 9JD

Main issues, as the Inspector framed them

• the effects of the mixed use development on the Green Belt and whether the material change of use is inappropriate development
• the effects of the mixed use development on the character and appearance of the site and surrounding area, the amenity of neighbouring occupiers and on the Essex Coast Protected European Sites
• the effects of the mixed use development on the provision of homes in the Borough
• the effects of the development (building and lampposts) on the Green Belt and whether inappropriate development has taken place
• the effects of the development on the character and appearance of the site and surrounding area
• the effects of the development on the amenity of neighbouring occupiers

What decided it

Whether each element of the unauthorised development amounted to inappropriate development in the Green Belt and, where it did, whether that harm together with other harm was clearly outweighed by other considerations or very special circumstances.

For the mixed use (Appeal B) the substantial Green Belt harm together with significant harm to character, neighbours' amenity and living conditions and intentional unauthorised development was not clearly outweighed by the modest housing benefit, so the appeal failed; for Appeal C the benefits of a redesigned building overcame the minor Green Belt and design harm and permission was granted, but the lampposts' substantial Green Belt and amenity harm was not outweighed by any consideration and permission was refused.