It is established planning policy, at both national and local level, that new development should be permitted outside established settlements in exceptional circumstances only. These circumstances normally relate to an agricultural need. The application site is located in the countryside and in an unsustainable location in transport terms and there are no exceptional circumstances which justify over-riding the normal planning policies. In addition, the scale of the proposed use is likely to present harms to the rural character of the countryside, with the increased possibility that activities associated with the use would cause detriment to tranquillity and the adjacent Local Wildlife Site. The proposal also lies within Flood Zones 2 & 3 and the applicant has failed to demonstrate that the sustainability benefits of the development to the community outweigh the flood risk. The proposed development would therefore conflict with Policies CS1, CS10, CS11, CS16 and CS17 of the Charnwood Local Plan (2011-2028) Core Strategy, Policies ST/2 and CT/1 of the Borough of Charnwood Local Plan and the relevant provisions of the National Planning Policy Framework includng Sections 2, 9, 14 and 15 of that document which seek to direct development towards sustainable locations at lowest flood risk and protect the rural character and appearance of the countryside