Hill Top Cottage, A697 Between Morpeth And Longhorsley, MORPETH, NE61 3DJ

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 the openness of the Green Belt
• Whether the site location is otherwise suitable for residential development, having regard to development plan policy governing proposals within the open countryside
• Whether the proposed development would promote the use of sustainable travel
• The effect of the proposed development on highway safety
• The effect of the proposed development on protected species and their habitat
• Whether any 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 proposal

What decided it

The harm to the Green Belt by reason of inappropriateness and loss of openness, combined with highway safety concerns and unresolved protected species issues, is not outweighed by the other considerations put forward, and very special circumstances do not exist to justify the development.