A five star hotel and golf course proposal that would wipe out precious greenbelt land and go against usual planning rules should still go ahead, say council officers.
Bringing back into use the Grade II listed Woolsington Hall and its Capability Brown inspired gardens on the outskirts of Newcastle brings more benefit to the public than harm, a planning authority report has said, although the application will now have to be referred to the Secretary of State.
Ex-Newcastle United chairman Sir John Hall’s property business Cameron Hall want to transform the former hunting lodge into a 34 bedroom boutique hotel with 72 three, four and five bedroom homes in the grounds, along with parking spaces.
There would also be a spa, an 18 hole golf course, cookery school and ten woodland lodges, however 1000 mature woodland trees would need to be felled.
The £23m development goes before Newcastle City Council’s planning committee on Friday and has been recommended for approval.
A report that will be presented to the committee finds that the proposal is technically an ‘inappropriate’ development in a greenbelt area, however there are ‘very special circumstances’ when this can be overlooked.
The council’s planning department argue that in this case, the special circumstances are that there will be complete restoration and re-use of the park, the hall – which is on Historic England’s ‘at risk’ register – and a promise to manage the remaining woodland for 25 years.
The report stated: “When taken as a combined package, these very special circumstances are considered to result in significant public benefits that would not be otherwise achieved were it not for the development proposed.”
Green and wildlife campaigners have objected to the proposals, on the grounds of the loss of green belt land, mature woodland and the risk to wildlife. And a protest vigil was held in the woods on Saturday. .
Cameron Hall has said previously that to finance the restoration of Woolsington Hall an executive housing development of 72 homes is necessary.
However campaigners dispute this and have asked for more financial detail to be made public.
The council’s report continued that they ‘acknowledged’ that the financial information in the public domain is limited, however it is considered to be commercially sensitive, and that while there will be a shortfall on the money made on the houses to cover the restoration of the hall, they are confident the developer can make up the shortfall.
CounAnita Lower, Leader of the Liberal Democrat Group and Coun David Down have lodged objections on behalf of local people.
Coun Lower said: “Woolsington Hall is situated in the Green Belt and was not included as a potential development site in the recently adopted One Core Strategy. It is a Grade II listed building set in a Grade II listed parkland and is covered by numerous national and local policies aimed at preserving and protecting building of historical value.
“This is overdevelopment in the Green Belt, and there are no exceptional circumstances to ignore the policy.”
The North East Chamber of Commerce and Newcastle College support the plans due to potential learning and training opportunities and that it would bring high quality jobs to the North East.
Twenty people living in Woolsington have objected, with objections from the Natural History Society, Northumberland Wildlife Trust, Campaign to Pretect Rural England, Northumberland Badger Group, North East Green Party, Newcastle Green Party, Newcastle West Green Belt Protection Campaign, Save Gosforth Wildlife and CTC cycling campaigner.
The application is recommended for approval by the city council’s planning team, however subject to it being referred to the Secretary of State due to the proposal being on green belt land.