Lukes, Radley Green Road, Willingale, Ongar, CM5 0QT

Main issues, as the Inspector framed them

• Whether the proposed development amounts to inappropriate development in the Green Belt, having regard to the NPPF, August 2026, and any relevant development plan policies
• The effect on the openness of the Green Belt
• The effect of the proposed development on the character and appearance of the host dwelling, the street scene and the surrounding area
• If the proposed development amounts to inappropriate development in the Green Belt, whether the harm by reason of inappropriateness and any other harm is clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the development

What decided it

The harm to the Green Belt by reason of inappropriateness and the significant harm to openness and character and appearance were not clearly outweighed by the appellants' need for additional space, so very special circumstances did not exist.

The modest weight attached to the appellants' need for additional living space and secure storage did not clearly outweigh the substantial weight carried by harm to the Green Belt and the significant harm to character and appearance, so the appeal was dismissed.