Suttons Farm, Tomkyns Lane, Upminster, RM14 1TP

Main issues, as the Inspector framed them

• whether the appeal site is grey belt land and whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and relevant development plan policies
• the effect of the proposed development on the character and appearance of the area
• whether the proposal would provide acceptable living conditions for future occupants, with particular regard to outlook and access
• whether the proposal would make adequate provision for affordable housing
• the effect of the proposed development on protected species, with particular regard to bats and great crested newts
• 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 harm to Green Belt openness and the failure to demonstrate very special circumstances that would clearly outweigh this harm and the other identified harms to character, living conditions and affordable housing provision.

The modest weight given to housing delivery and limited weight to biodiversity net gain did not clearly outweigh the substantial harm to the Green Belt by reason of inappropriateness, harm to character and appearance, unacceptable living conditions, and failure to provide affordable housing; the Green Belt protection policies provided a strong reason to refuse the development notwithstanding the Council's inability to demonstrate a five-year housing land supply.