The site is situated within Flood Zone 2 as identified by the flooding maps published by the Environment Agency. The submitted application has failed to provide sufficient information to undertake the sequential test required for new housing proposals within Flood Zones 2. Whilst this information has not been submitted, the local planning authority considers that there are reasonably available sites, within or on the edge of Sileby, which could accommodate the proposed scale of development on land which is identified as being within Flood Risk Zone 1. As such, there are other sites in Sileby which can be developed and are sequentially preferable. The proposal would thereby be contrary to the provisions of the National Planning Policy Framework and accompanying Practice Guidance which requires new development to be steered towards locations that are at the lowest level of flood risk.

The local planning authority is of the opinion that the position of plot 1, by reason of the close proximity of the first floor windows to the private garden areas of No.24 Cossington Road would result in the serious overlooking of this property which would be detrimental to residential amenity. In this regard, the proposal would be contrary to the intentions of saved policies H/16, and EV/1 of the Borough of Charnwood Local Plan, emerging policy CS2 of the Charnwood Core Strategy, which seek to ensure a high standard of amenity for all existing occupants of land and buildings. It would also conflict with the guidance set out in the Council’s Leading in Design Supplementary Planning Document and the Supplementary Planning Guidance relating to Backland and Tandem Development.

The proposed new access drive to serve the development would be situated close to the side elevation of the new dwelling currently under construction at No.22 Cossington Road and the private rear amenity areas of Nos.22 & 24 Cossington Road. It is the opinion of the local planning authority that the provision of the new access drive would create unacceptable levels of noise and disturbance due to the close proximity of Nos.22 & 24 Cossington Road, causing substantial harm to the amenities of the occupiers of these properties. This would be contrary to the intentions of the saved policies H/16, TR/6, TR/18, EV/1 and EV/39 of the Borough of Charnwood Local Plan, emerging policy CS2 of the Charnwood Core Strategy, and paragraphs 7, 9 and 17 of the National Planning Policy Framework which seek to ensure a high standard of design and a good standard of amenity for all existing occupants of land and buildings. It would also conflict with the guidance set out in the Council’s Supplementary Planning Guidance relating to Backland and Tandem Development.

It is the opinion of the local planning authority that the layout and design of the proposed development would not result in a satisfactory form of development. In particular, the scheme would not meet the principle 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 provision of three dwellings on the land would lead to a cramped and incongruous built form which would be out of scale and character with the Sileby Conservation Area and thereby detrimental to visual amenity. Cumulatively, the impact of the proposal on the heritage asset is considered to result in a less than substantial harm, which is not outweighed by any public benefits of the scheme, and, consequently, the development fails the test for sustainable development required by the National Planning Policy Framework. In these regards, the proposal would be contrary to saved policies EV/1, EV/20 and H/16 of Borough of Charnwood Local Plan (2004), policies CS1, CS2 and CS11 and of the emerging Charnwood Core Strategy, paragraphs 56-57 of the National Planning Policy Framework and the provisions of the adopted Leading in Design Supplementary Planning Document.