It is the opinion of the local planning authority that the design and layout of the proposed dwellings 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 South Croxton 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, CS11 and CS14 of the emerging Charnwood Core Strategy, paragraphs 56-57 and 134 of the National Planning Policy Framework, the provisions of the adopted Leading in Design Supplementary Planning Document and the South Croxton Conservation Area Character Appraisal.

Whilst it is acknowledged that the Council is not currently able to demonstrate the availability of a five year supply of housing land and there is a presumption in favour of sustainable development, the cumulative detrimental impacts of the development are considered to significantly and demonstrably outweigh the benefits secured by the additional supply of housing. The development is considered to be unsustainable and the undesirable impacts of the proposal are significant and comprise the following: a. Development which fails to respond to an identified local social and economic and would result in unsustainable journeys by private car due to the lack of local employment opportunities, community services and facilities and limited sustainable transport options. b. Inappropriate Design and Layout The proposal is therefore contrary to the aims of paragraph 6, 7, 14, 17, 34, 55 and 123 of the National Planning Policy Framework. The proposal is also contrary to the provisions of saved policies ST/1, EV1, H/16, and TR/18 of the Borough of Charnwood Local Plan and policies CS1, CS2, CS11, CS14 and CS26 of the emerging Charnwood Core Strategy, with weight being given to such policies according to their consistency with the National Planning Policy Framework and the Planning Practice Guidance.

It is the opinion of the local planning authority that the proposal lacks adequate off-street parking provision for Plot 1 to cater for the volume of parking demand likely to be generated by the dwelling and would thereby lead to additional parking along School Lane. This would be contrary to the intentions of the saved policies H/16, EV/1, TR/6 and TR/18 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 safeguard highway safety.