Land East of the A192, Fairmoor, Morpeth, Northumberland, NE61 3JN

Main issues, as the Inspector framed them

• the effect of the development on the provision of employment land
• whether or not the site would be in a suitable location for housing development, having regard to the development plan
• whether or not future occupiers of the development would have access to open space and children's play facilities of an appropriate standard
• the effect the development would have on highway and pedestrian safety, with particular regard to visibility and offsite pedestrian routes
• whether or not the design and layout of the development would create a safe, inclusive and accessible environment for all users
• whether or not the development would provide an appropriate level and format of affordable housing
• whether or not future occupiers of the development would have access to suitable education and healthcare facilities and the effect the development would have on such facilities
• whether or not the drainage arrangements for the development would be adequate

What decided it

The conflict with development plan allocations for employment use, combined with the site being outside settlement boundaries and the absence of a pressing housing need given the Council's five-year supply, together with the poor design quality and lack of essential infrastructure contributions, decisively outweighed the benefits of housing delivery.

The modest benefits of housing delivery and economic activity were greatly outweighed by the harm arising from loss of employment land, conflict with development plan policy on housing location, lack of open space and play provision, harm to highway safety, failure to provide a safe and accessible environment, lack of affordable housing, and lack of mitigation for pressures on health and education infrastructure.