22 Murrells Farm, Stanford Rivers, Ongar, Essex, CM5 9QE

Main issues, as the Inspector framed them

• whether the appeal site is grey belt and whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and development plan policies
• if inappropriate, the effect of the development on the openness of the Green Belt
• the effect of the proposal on the character and appearance of the surrounding area with particular reference to the setting of nearby listed buildings
• whether the proposal would provide suitable living conditions for future occupiers with particular reference to the internal floor area
• the effect of the proposal on the integrity of the SAC
• if inappropriate, whether the 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 fallback position of the extant prior approval for conversion of the farm building to residential use, combined with the visual enhancement and heritage benefits of the proposed replacement dwelling over the approved conversion, clearly outweighed the minor harm to Green Belt openness and established very special circumstances.

The minor harm to Green Belt openness and inappropriateness of the development was clearly outweighed by the visual enhancement of the site, improved character and appearance, neutral heritage impact, biodiversity and sustainability benefits, social and economic benefits, and the material fallback position of the extant prior approval.