It is established planning policy, at both national and local level, that new development should be permitted outside established settlements in exceptional circumstances only. These circumstances normally relate to an agricultural need. The application site is located in the countryside and within an area designated as 'local separation' between Barrow-upon-Soar and Sileby and there are no exceptional circumstances which justify over-riding the normal planning policies. The development would result in reduction in the separation between the two settlements and would detract from the character and appearance of the area. The proposed development would conflict with the provisions of Planning Policy Statement 7: Sustainable Development in Rural Areas and Strategy Policy 2 and Policy CT/1 of the adopted Borough of Charnwood Local Plan which promote sustainable development and seek to protect the rural character and appearance of the countryside.

Planning Policy Statement 5 "Planning and the Historic Environment" sets out planning policies on the conservation of the historic environment and is a material planning consideration in the determination of development proposals where heritage assets may be affected. The application site lies within a rich archaeological landscape and to the south-east of a known Roman burial ground, the extent of which has never been defined. The application site is also in a topographically favourable position to have been favoured for early settlement. It is therefore likely that buried remains of archaeological significance may be affected by the proposed development. As no assessment has been made of the archeological impact of the development, the local planning authority considers the proposal is contrary to policy HE6 of the PPS5 in particular.

Although a site survey has been undertaken, the scheme, including the widening of the access drive, takes no account of the impact of the development on the trees, the majority of which are statutorily protected. The recommendations of BS5837:2005 Trees in relation to construction have not been applied to the development in order to prevent significant root damage occurring and the satisfactory retention of these important trees which contribute greatly to the character and appearance of the area is not assured. Notwithstanding the absence of a method statement to demonstrate how these trees might be satisfactorily retained, the local planning authority is of the view that the proposed dwelling would have an unacceptable relationship with the retained trees in terms of overshadowing and loss of daylight and be such that future pressure would be exerted to seek the removal of the trees for reasons of safety or nuisance. In these ways, the scheme conflicts with Policies EV/1, EV/20 and H/16 of the Borough of Charnwood Local Plan.