The proposed development fails to demonstrate that satisfactory pedestrian and vehicular visibility splays can be achieved with regards the proposed site access, or that adequate off-street vehicular parking provision can be provided on-site. In the absence of this, the proposal would result in an unacceptable impact on highway safety, contrary with the relevant provisions of Paragraphs 108 and 109 of the NPPF, Policy CS2 of the Charnwood Local Plan (Core Strategy), "saved" Policy TR/18 of the Charnwood Local Plan 2004 and the guidance contained within the Leicestershire Highways Design Guide.

The proposed development would result in the demolition of a non-designated heritage asset. As a result, the proposal would result in the total loss of significance of the non-designated heritage asset, which would cause harm to the character and appearance of the immediate local area, including to the streetscene to Springfield Road. Notwithstanding this, with regard to the proposed residential development scheme which would replace the non-designated heritage asset, by virtue of siting, layout, scale, massing, material treatment and overall appearance, the proposal would result in a prominent and incongruous form of development that will be out of keeping and detract from the character and appearance of the local surrounding area, including the streetscene to Springfield Road. Therefore, the proposed development would not compensate for the loss of the non-designated heritage asset. Accordingly, the proposed development would be contrary with the relevant provisions of Policies CS2 and CS14 of the Charnwood Local Plan (Core Strategy) and "saved" Policy EV/1 of the Charnwood Local Plan 2004. Furthermore, it is considered that the proposed development would be contrary with the relevant provisions of the National Planning Policy Framework, notably Paragraphs 127, 130 and 197.