NOAK HILL, Romford, RM4 1LD

Main issues, as the Inspector framed them

• whether inappropriate development in the Green Belt exists, including whether the appeal site is grey belt, the contribution made to check the unrestricted sprawl of large built-up areas and whether it is a sustainable location
• if inappropriate development, the effect on openness
• character and appearance of the area, including visual and landscape impacts
• impact on protected species and biodiversity
• surface water drainage and flood risk
• weight to be given to intentional unauthorised development
• if inappropriate development in the Green Belt, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations amounting to the very special circumstances required to justify the development

What decided it

The totality of harm to the Green Belt by reason of inappropriateness, combined with substantial harm to openness, significant harm to character and appearance, and very substantial weight attached to intentional unauthorised development, was not clearly outweighed by the identified unmet need for Gypsy and Traveller accommodation and lack of five-year supply, such that very special circumstances did not exist to justify the development.

The substantial weight given to harm to the Green Belt and additional significant harm to openness, combined with very substantial weight to intentional unauthorised development and significant harm to character and appearance, was not clearly outweighed by the substantial weight given to the identified unmet need for Gypsy and Traveller accommodation and lack of five-year supply, resulting in dismissal of the appeals.