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 there are no exceptional circumstances which justify over-riding the normal planning policies. Moreover, it is considered that the proposed development does not constitute sustainable development as defined in the National Planning Policy Framework. The proposed development would therefore conflict with the Framework, Policies CS1, CS2, CS11 and CS25 of the Charnwood Local Plan 2011-2028 Core Strategy and saved Policies ST/2, CT/1 and EV/1 of the adopted Borough of Charnwood Local Plan and which promote sustainable development and seek to protect the rural character and appearance of the countryside.

In the absence of an up to date Ecological Appraisal and Bat Assessment which take full account of the proposed development, provide a comprehensive assessment of the potential for protected species at the site and appropriate mitigation where impacts are found to exist, the local planning authority is unable to fully and properly assess the ecological value of the site and the impact of the proposal on the biodiversity, including protected species. The proposal is therefore contrary to Policy CS13 of the Charnwood Local Plan 2011-2028 Core Strategy and the National Planning Policy Framework.

The proposal, due to the close proximity and orientation of Plot 2 and its rear garden to its elevated garage, would lead to a cramped form of development which would result in poor living environment standards for the occupiers of the proposed dwelling through over-dominance, overshadowing and poor aspect. The proposal would therefore be contrary to the intentions of the National Planning Policy Framework, Policy CS2 of the Charnwood Local Plan 2011-2028 Core Strategy, saved Policy EV/1 of the adopted Borough of Charnwood Local Plan and the Supplementary Planning Document Leading in Design.

In addition, this undeveloped wooded site is situated in countryside within the Charnwood Forest character area, the National Forest and the designated Conservation Area where the scattered housing nestles within the sylvan setting and the alternation between the built and natural environment make important contributions to the local vernacular. It is considered that the proposed development, by reason of its layout, scale, form, design and materials, the removal of a significant number of trees on the site and breaching of the stone wall along the road frontage would represent an unwarranted and intrusive form of development which would be damaging to the character and appearance of the rural landscape and to the significance of Woodhouse Eaves Conservation Area which is a designated heritage asset. The proposal would, therefore, be contrary to Policies CS2, CS11 and CS14 of the Charnwood Local Plan 2011-2018 Core Strategy and to saved Policy EV/1 and CT/2 of the adopted Borough of Charnwood Local Plan, the adopted Woodhouse Eaves Village Design Statement, the adopted Supplementary Planning Document Leading in Design and the National Planning Policy Framework.