Millers Farm, Epping Road, Roydon, Harlow, CM19 5DD

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
• the effect of the proposal on openness
• whether the proposal would preserve or enhance the character or appearance of the Nazeing and South Roydon Conservation Area
• the effect of the proposal on biodiversity
• the effect of the proposal on trees
• whether the harm to the Green Belt by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The substantial weight afforded to the harm to the Green Belt by reason of inappropriateness and harm to openness, combined with substantial weight to the harm to the conservation area, was not clearly outweighed by the other considerations advanced, such that very special circumstances did not exist.

The substantial harm to the Green Belt by reason of inappropriateness and to its openness, together with substantial harm to the conservation area, was not clearly outweighed by the other considerations including the provision of a self-build dwelling and limited economic and environmental benefits, such that very special circumstances did not exist to justify the development.