Housing Policy 5 of the approved Leicestershire Structure Plan, the development plan, indicates that housing development will normally take place at as high a density as is compatible with the characteristics of the site, its surroundings and the development being proposed. Housing Policy 5 of the Deposit Draft Leicestershire, Leicester and Rutland Structure Plan 1996 - 2016 reflects the more recent policy guidance in PPG3 and indicates that housing density should be maximised, with a minimum density of 30 dwellings per hectare. Policy H/2 of the Deposit Draft Borough of Charnwood Local Plan suggests that new housing must result in an efficient use of land resources and low density development will be permitted only as a special case. The density of the proposed development is significantly less than 30 dwellings per hectare. The proposal would not result in an efficient use of land resources and would be contrary to policies of both the development plan and the emerging development plans and would conflict with the objectives of both these policies and central government advice, notably in PPG3.

Environment Policy 1 of the approved Leicestershire Structure Plan, the development plan, indicates that housing development should be of high quality. Housing Policy 5 of the Deposit Draft Leicestershire, Leicester and Rutland Structure Plan 1996 - 2016 reflects the more recent policy guidance in PPG3 and indicates that new housing should incorporate good principles of design and layout which make the most economical use of land and respect the local context. Policies H/14 and EV/A of the Deposit Draft Borough of Charnwood Local Plan incorporate similar advice and require a high standard of design. The application was not accompanied by a statement of design principles as suggested in paragraph 4 of Annex A. The layout and design of the proposed houses would not result in a satisfactory form of development. In particular, the scheme would not meet the principle set out in PPG3 that new housing should, "create places and spaces with the needs of people in mind, which are attractive, have their own distinctive identity but respect and enhance local character." The proposal would be contrary to policies of both the development plan and the emerging development plans and would conflict with the objectives of both these policies and central government advice, notably in PPG3 and its companion document 'By Design'.

The dwelling on Plot 5 would be sited close to the boundaries with adjacent residential property where it would be likely to give rise to unreasonable levels of overlooking and loss of privacy, both for garden areas and, in particular, the rear of No.5 Simpson Close that would be less than 20 metres from the main bedroom window. This aspect of the development would, therefore, be in conflict with the provisions of Policy H/14 of the Deposit Draft Borough of Charnwood Local Plan and the Council¿s adopted Supplementary Planning Guidance on Backland and Tandem Development.

The Leicestershire Structure Plan includes Environment Policy 2 whereby proposals affecting areas of archaeological interest will not be permitted where they do not preserve the archaeological resource. Similar advice is contained in the Deposit Draft Borough of Charnwood Local Plan at Policy EV/2 and in Planning Policy Guidance Note 16 "Archaeology and Planning". The application site is considered likely to contain buried remains of archaeological interest. No information has been submitted with the application to identify any such interest in the site or to indicate how this interest would be preserved. In the absence of such information, the proposal is contrary to these policies and advice and would conflict with their objectives.

The site contains several mature trees which appear to be in a sound and healthy condition, contribute significantly to the appearance and character of the area and their removal would detract from this amenity. The submitted details do not indicate accurately all the significant trees, both on and off the site, that may be affected by the proposed development and those that are shown appear diagrammatic and others have been omitted. The local planning authority is of the opinion that the proposed development, if approved, could have an injurious effect on the root systems of the trees resulting in their eventual loss. Accordingly, the proposed development is contrary to emerging Policy EV/25 of the Deposit Draft Borough of Charnwood Local Plan.