Land Ne Side of Church Road, Noak Hill, Romford, Essex, 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 cumulative and substantial/very substantial harm to the Green Belt (inappropriateness, loss of openness) combined with very significant weight attached to intentional unauthorised development was not clearly outweighed by the unmet Gypsy and Traveller need, lack of five-year pitch supply and personal circumstances, so very special circumstances were not established.

the substantial harm from inappropriate development and loss of openness, significant harm to character and appearance, and very substantial weight attached to intentional unauthorised development were not clearly outweighed by the substantial weight given to unmet Gypsy and Traveller need/lack of five-year pitch supply and the moderate-to-substantial weight given to personal circumstances, so very special circumstances did not exist and the balance tipped against the development