The siting of the new building, identified as Block B on the application drawings, combined with its height, massing, design and the location of the associated car parking would result in an unacceptable relationship with 72 High Street which is listed as a building of special architectural or historic interest. In the opinion of the local planning authority, this would adversely affect its setting and, also, the character and appearance of this part of the Syston Conservation Area. The proposal is, therefore, contrary to Environment Policy 1 of the Leicestershire, Leicester and Rutland Structure Plan, as proposed to be adopted, and to the aims of Policies EV/5 and EV/10 of the Borough of Charnwood Local Plan.

The proposed development is likely to result in an increase in traffic using the vehicle access from High Street, which lacks adequate width, radii and visibility splays on to High Street. An increase in traffic turning into or out of the access would, therefore, be likely to result in additional dangers to highway users to the detriment of highway safety. The proposal is therefore contrary to Policy TR/18 of the Borough of Charnwood Local Plan.

Environment Policy 1 of the Leicestershire, Leicester and Rutland Structure Plan, as proposed to be adopted, states that proposals affecting areas of archaeological interest will not be permitted where development does not preserve the archaeological resource. Similar advice is contained in the Borough of Charnwood Local Plan at Policy EV/3 and in Planning Policy Guidance Note 16 "Archaeology and Planning". The application site is likely to contain buried remains of archaeological interest. No information has been submitted with the application to identify any interest on the site and to indicate how this interest would be preserved. In the absence of such information, the proposal is contrary to a policy of the development plan and would conflict with its objectives.

The proposal involves the demolition of an outbuilding within the curtilage of the listed building at 72 High Street. As the outbuilding has formed part of the land since before 1 July 1948 it must be treated as part of the listed building. The application includes no assessment of the building's condition or its historical importance or any justification as to why it cannot be retained and reused. The proposal is, therefore, contrary to Environment Policy 1 of the Leicestershire, Leicester and Rutland Structure Plan, as proposed to be adopted, and Policy EV/7 of the Borough of Charnwood Local Plan. Note to applicant: In this respect, you are advised that an application for listed building consent would be necessary for any proposal to demolish this building.