Consider approaching Eshott just North of Morpeth in Northumberland. Presently unlicensed, mainly used by micro-lights.
There would need to be a small enhancement to the infrastructure to get licenced, but there are several potential advantages to the location.
1) Access to nearby EGNT for VOR/ILS/NDB procedures
2) No nearby large built up areas
3) Newcastle Flying School might well be interested in moving in a joint venture, as they are under serious pressure from the management at EGNT, particularly over circuit training
4) No other school between Edinburgh and Teeside.