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Dismissed24 March 20253345477

Oakwood Hall, C257 Holeyn Hall Road To Hexham Road, Wylam, Northumberland, NE41 8BH

Planning appeal 3345477 at Oakwood Hall, C257 Holeyn Hall Road To Hexham Road, Wylam, Northumberland, NE41 8BH (Northumberland County Council) was dismissed on 24 March 2025 by Inspector McDonagh C, by written representations. The main issue, as the Inspector framed it: Whether the proposals would constitute inappropriate development in the green belt having regard to the Framework and any relevant development plan policies.

‘Construction of detached garage building within curtilage of the listed building’

Authority
Northumberland County Council
Appeal type
householder · Planning Appeal
Procedure
Written Representations
Development
residential · Householder developments
Inspector
McDonagh C
Postcode
NE41 8BH

Main issues, as the Inspector framed them

  • Whether the proposals would constitute inappropriate development in the green belt having regard to the Framework and any relevant development plan policies
  • The effect of the proposals on the openness of the Green Belt
  • The effect of the proposals on the setting of a listed building
  • The effect of the proposals on biodiversity
  • Whether any harm to the green belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposed developments

What decided it

The combination of inappropriate Green Belt development, harm to the listed building's setting, and unmitigated biodiversity impacts could not be outweighed by any other considerations, and no very special circumstances existed to justify the proposals.

What the Inspector cited

Development plan policies
STP7STP8ENV1ENV7QOP4ENV2
National Planning Policy Framework
Paragraph 154Paragraph 155Paragraph 142Paragraph 212Paragraph 215Paragraph 187Paragraph 153

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2025

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.