It is established planning policy at both national and local level, that new development should be permitted outside established settlements in exceptional circumstances only. The application site is located in the countryside and outside limits to development where the principle of developing the site for housing is contrary both to policies aimed at protecting the countryside and emerging policies which express a sustainable growth startegy for the Borough. The lack of a 5 year supply is a material consideration which must be weighed against this but only where the site is otherwise sustainable. The application fails to demonstrate the development is sustainable for the following significant and demonstrable reasons: The proposed development would give rise to visual harm to the character and appearance of the surrounding rural area. The development is of a fairly high density urban appearance and there are concerns relating to the substance and permenancy of boundary hedges and landscaping. Whilst Shepshed itself is a sustainable location there are concerns that the site has poor pedestrian links with the centre of the town and that this would result in low levels of transport choice and reliance on the private motor car. By virtue of this lack of sustainability there is no justification to outweigh overarching local and national policies for protection of the countryside and environment. The proposed development would conflict with The National Planning Policy Framework, (in particular paragraphs 7, 14, 17, 53 and 55), saved policies ST/2, EV/1, H/16, CT/1 and CT/2 of the adopted Local Plan and emerging policies CS1, CS2, CS11, CS12 and CS17 of the Core Strategy.