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Dismissed20 February 20263374937

Land At South West Of Gubeon Farm, Morpeth, Northumberland, NE61 3YJ

Planning appeal 3374937 at Land At South West Of Gubeon Farm, Morpeth, Northumberland, NE61 3YJ (Northumberland County Council) was dismissed on 20 February 2026 by Inspector Livingstone C, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt, having regard to the framework and any relevant development plan policies.

demolition of an existing building and replacement with a single self- build dwelling to be retained a principal occupancy dwelling in perpetuity including proposed garage and bin store

Authority
Northumberland County Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Livingstone C
Postcode
NE61 3YJ

Main issues, as the Inspector framed them

  • whether the proposal would be inappropriate development in the Green Belt, having regard to the framework and any relevant development plan policies
  • the effect of the development on the openness of the Green Belt
  • whether the site is a suitable location for the development having regard to the housing policies of the development plan
  • whether the proposed housing is in a sustainable location
  • whether any harm by reason of inappropriateness, and any other harm, be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the development

What decided it

The proposal is inappropriate development in the Green Belt that causes substantial harm to openness, and the benefits do not clearly outweigh this harm to constitute very special circumstances.

the benefits of housing delivery, economic activity, energy efficiency and ecological enhancements, cumulatively of moderate weight, do not clearly outweigh the substantial harm to the Green Belt by reason of inappropriateness and harm to openness

What the Inspector cited

Development plan policies
Policy STP8Policy STP1Policy STP3Policy HOU7Policy HOU8Policy TRA1
National Planning Policy Framework
Paragraph 11Paragraph 110Paragraph 115Paragraph 116Paragraph 143Paragraph 153Paragraph 154Paragraph 155
Judgments
Tiwana Construction Ltd v SSHCLG & West Suffolk Council [2025] EWHC 1485

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.

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The decision letter

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More decisions in Northumberland County Council

The authority’s record since 2016 · every decision in 2026

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  5. Allowed9 September 20266007219
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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.