Hartbank, Hartburn, Morpeth, Northumberland , NE61 4JB

Main issues, as the Inspector framed them

• Whether the proposed development 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 proposed development 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
• The effect of the proposed development on the character and appearance of the appeal site and surrounding area
• The effect of the proposed development on the setting of Hartburn Bridge, which is Grade II Listed
• Whether the proposed development would promote sustainable travel and provide safe access and egress for all modes of transport
• The effect of the proposed development on biodiversity
• 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 substantial weight given to Green Belt harm by reason of inappropriateness and loss of openness, combined with harm to character and appearance, heritage setting, and highway safety, was not clearly outweighed by the appellant's personal circumstances or other considerations, meaning very special circumstances did not exist.