Land east and south of Ovington House, Ovington, Prudhoe, Northumberland

Main issues, as the Inspector framed them

• whether the proposed development would be inappropriate development in the Green Belt having regard to development plan policies and the Framework, including the effect on openness
• the effect of the proposed development on the purposes of the Green Belt
• the effect of the proposed development on the significance of Ovington House and the Ovington Conservation Area
• if the development is inappropriate, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, and if so whether this amounts to the very special circumstances required to justify the proposed development

What decided it

The proposal constitutes inappropriate development in the Green Belt which is harmful by definition, combined with substantial harm to openness and Green Belt purposes, and considerable harm to the significance of the conservation area and non-designated heritage asset, which together are not outweighed by the limited public benefits.

The substantial harm to the Green Belt and openness, the harm to Green Belt purposes, and the considerable harm to heritage significance were not outweighed by the limited public benefits of housing supply, sustainable design features, and effective use of previously developed land.