Paragraph 040 of the Planning Practice Guidance advises that: "in well-designed places affordable housing is not distinguishable from private housing by its design, nor is it banished to the least attractive part of the site." The application by reason of the proposed housing mix over the proposed development, external appearance, design and scale of affordable housing and the relationship to significantly larger market sale properties would segregate and clearly distinguish the affordable housing from the market housing. The proposals are contrary to policy EV/1 of the Charnwood Local Plan (2004) and policies CS2 and CS3 of the Charnwood Local Plan 2011-2028, Core Strategy (2015) and the aims and objectives of high quality design in the National Planning Policy Framework, as informed by the associated practice guidance.

The site is within Charnwood Forest, a distinct character area which is part of the National Forest with residential properties in the area predominantly being 1-2 storeys in height. The following areas of particular, but not exhaustive, concern are identified: - the proposals include a significant proportion of 2.5 and 3 storey houses across the entire site which is not in keeping with the character of the area; - would not address the landscape transition from urban to rural character and increase the landscape harm; - would not provide a suitable transition between taller properties or larger scale properties and smaller properties; - plots 65/66, in particular, would dominate the surrounding residential properties by reason of their difference in scale and proximity and impact on other properties amenities and would not create an attractive and comfortable place; - there are a number of blank or inactive frontages on prominent corner properties which would fail to establish a strong sense of place, and would not use streetscapes and buildings to create attractive and comfortable place; - the relationship between the proposed LEAP and plot 28 is considered to be inadequate which would affect the useability of the LEAP in integrating the play space into the wider development and affect the amenity of the residentail environment; - the increase in road infrastructure to the boundaries and the developable area combined with a reduction in the amount of landscaping and green infrastructure from that indicated in the outline masterplan would impact on the landscape and fail to respond to the local character, countryside, site constraints and reflect the identity of local surroundings; - the impact on protected species, in particular to the western and southern boundaries and proposed drainage features have not been adequately mitigated in the proposed layout or in the submitted management plan. Overall, the proposals fail to respect the character of th

The proposed mix over the whole development is contrary to the aims and objectives of the Core Strategy, as informed by the Strategic Housing Market Assessment which seeks 30-35% of all homes delivered should be 2bedrooms or less with opportunities to meet the needs of the Borough's ageing population. The proposed development proposes a mix of 14% 2-bedroom and 70% being 4 bedroom or higher, The development therefore is dominated by larger properties and would not meet strategic housing needs. As such the proposals are contrary to Policies CS1, CS2 and CS3 (supported by paragraphs 5.3-5.7) of the Charnwood Local Plan 2011 to 2028 (Core Strategy) and the aims and objectives of paragraphs 47 and 50 of the NPPF and associated practice guidance.

The relationship of the proposed properites, in particular plots 1, 9, 10 and 22, due to the proximity to the boundary, without meaningful mitiation and relationship to existing properties on Iveshed Road would be visually intrusive and impact on residential amenities and impact on the useability of private garden areas. As such the proposals are contrary to Policy EV/1 o the Borough of Charnwood Local Plan (2004), Policies CS1, CS2 and CS11 of the Charnwood Local Plan 2011-2028 (Core Strategy 2015) and the aims and objectives of the NPPF and associated practice guidance.