Land South Of Fenwick Village Fenwick Village Berwick-Upon-Tweed Northumberland TD15 2PJ

1. 1.The proposal constitutes residential development outside the existing built form of Fenwick and does not fall within any of the forms of development supported by Policy S5 of the National Planning Policy Framework. The scheme fails to demonstrate an evidenced housing need, does not provide affordable housing to meet local needs, and cannot be supported as an exception site under Policy HO10. Accordingly, the development represents an unjustified form of residential development in this location, contrary to Policies STP1 and HOU6 of the Northumberland Local Plan and Policies S5 and HO10 of the National Planning Policy Framework.
2. 2.The development would be located within the 'zone of influence' for coastal sites designated at a national and international level as Sites of Special Scientific Interest and Special Protection Areas / Special Areas of Conservation / Ramsar sites and, as such, coastal mitigation measures are required. Under Reg 63 (5) of the Habitat Regs 2017, the proposed development has failed to incorporate coastal mitigation measures or secure a financial contribution towards such measures. The development would therefore have an adverse effect on the site integrity and to grant planning permission for the development would be unlawful and contrary to Policy ENV 2 of the Northumberland Local Plan and the NPPF.
3. 3.Insufficient information has been submitted to demonstrate that the proposed development would be safe from flooding for its lifetime, would not increase flood risk elsewhere, or would provide an appropriate and sustainable surface water drainage strategy. The submitted Flood Risk Assessment, Hydraulic Modelling Report and drainage details fail to adequately demonstrate compliance with the National Standards for Sustainable Drainage Systems, including the management of surface water runoff, exceedance flows, culvert blockage scenarios, flood levels, and long-term maintenance arrangements. Consequently, the Local Planning Authority cannot be satisfied that flood risk has been appropriately assessed and mitigated. The proposal is therefore contrary to Northumberland Local Plan Policy WAT 3 and the National Planning Policy Framework.
4. 4.Insufficient information has been submitted to enable the application to be determined. The submitted Biodiversity Net Gain Assessment and Statutory Biodiversity Metric exclude a hedgerow likely to be affected by the proposed access works, resulting in an inaccurate biodiversity baseline. Consequently, the Local Planning Authority cannot be satisfied that the biodiversity impacts of the development have been adequately assessed or that the proposal would achieve the statutory minimum 10% Biodiversity Net Gain. The proposal is therefore contrary to Policy ENV 2 of the Northumberland Local Plan and the National Planning Policy Framework.
5. 5.Protected Species - Insufficient Information Insufficient information has been submitted to enable this application to be determined. Further details are required in respect of Protected Species with an updated Ecological Impact Assessment containing the results of the required additional bat and Great Crested Newt survey work and further assessment / mitigation in relation to breeding birds. Without this information the application is contrary to Policy ENV 2 of the Northumberland Local Plan and the NPPF.
6. 6.Highways - Insufficient Information Insufficient information has been submitted to enable this application to be determined. Further details are required in respect of access, car parking and cycle parking/storage. Without this information the application is contrary to Policy TRA 2 and TRA 4 of the Northumberland Local Plan and the NPPF.
7. 7.Affordable Housing In the absence of a completed planning obligation to secure an affordable housing scheme for the development, there would be no mechanism for the local planning authority to secure the proposed affordable housing. The proposals are therefore contrary to policies HOU 6 and INF 6 of the Northumberland Local Plan and the National Planning Policy Framework.
8. 8.Principal Occupancy In the absence of a completed planning obligation to secure principal occupancy for the development, the proposals are contrary to policies HOU 10 and INF 6 of the Northumberland Local Plan and the National Planning Policy Framework.
9. 9.Insufficient information has been submitted to demonstrate that the proposed development would achieve nutrient neutrality and avoid adverse effects on the integrity of the Lindisfarne SPA/Ramsar site. The submitted nutrient budget contains errors and the proposed mitigation has not been demonstrated to offset the development's nutrient impacts. Accordingly, the Local Planning Authority cannot conclude, through a Habitats Regulations Assessment, that the proposal would not adversely affect the integrity of the designated site. The proposal is therefore contrary to the Conservation of Habitats and Species Regulations 2017 (as amended) and the National Planning Policy Framework.
10. 10.Insufficient information has been submitted to enable the application to be adequately assessed in archaeological terms. The submitted information does not include the programme of archaeological field evaluation, including evaluation trenching, necessary to establish the presence, extent, significance and preservation of any archaeological remains that may be affected by the development. In the absence of this information, the Local Planning Authority is unable to determine the archaeological impact of the proposal or whether appropriate mitigation measures can be secured. The proposal is therefore contrary to Policies ENV1 and ENV7 of the Northumberland Local Plan and the National Planning Policy Framework.
11. 11.In the absence of a completed planning obligation to secure provision of open space and play for the development, there would be no mechanism for the local planning authority to secure the proposed improvement or provision. The proposals are therefore contrary to policies INF5 of the Northumberland Local Plan and the National Planning Policy Framework.

From the council's decision notice.

Postcode

TD15 2PJ

Date validated

14 July 2026

Consultation end

16 September 2026

Target decision date

18 September 2026

Documents

90