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Planning appeal decision

Dismissed20 February 20263374937

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

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

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

Framework references: 11, 110, 115, 116, 143, 153, 154, 155

Plan policies cited: Policy STP8, Policy STP1, Policy STP3, Policy HOU7, Policy HOU8, Policy TRA1

Judgments cited: Tiwana Construction Ltd v SSHCLG & West Suffolk Council [2025] EWHC 1485

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; 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 other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.