The application site is situated in Hoton, defined as a Small Village and Hamlet in the hierarchy of settlements as set out in Policy CS1 of the Charnwood Local Plan 2011-2028 Core Strategy. This is considered to be a settlement where there are few or no services and residents rely upon larger settlements for day to day needs. Therefore, taking account of the location and accessibility of the site, the proposal would not be in a sustainable location for new housing development, nor would it enhance or maintain the vitality of rural communities. As such, it would conflict with Policies CS1, CS11 and CS25 of the Core Strategy and the National Planning Policy Framework.

It is considered that the demolition of the existing brick boundary wall fronting Old Parsonage Lane would be harmful to the character and appearance of the designated Conservation Area. The development would therefore fail to accord with Policy CS14 of the Charnwood Local Plan (2011-2026) Core Strategy, Paragraph 196 of the National Planning Policy Framework and Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

In addition, it has not been demonstrated, to the satisfaction of the local planning authority, that the almost complete office buildings are no longer commercially required as such, particuclarly given the large temporary office structure on the site. The proposed development is not therefore regarded as a re-use of a 'brownfield' site and the proposal fails to accord with Policies CS1, CS11 and CS25.