The local planning authority considers that the proposal for the rebuilding of the wing would be in incompatible in terms of design, with inappropriate fenestration. In particular, the installation of a new pitched roof, as well as involving further loss of historic fabric, introduces an alien feature at odds with the composition of the original single storey wing. The local planning authority is of the opinion that the proposed design for the rebuilding of the section of the building that has been demolished will result in less than substantial harm to the designated heritage assets, namely the listed building and Ratcliffe on the Wreake Conservation Area, contrary to paragraphs 193 and 194 of the National Planning Policy Framework (NPPF). In such cases, paragraph 196 of the NPPF advises that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, the harm should be weighed against the public benefits of the proposal. The proposal is not considered to have such benefits. The application therefore fails the test for sustainable development as set out in the NPPF and is contrary to Policies CS2 and CS14 of the Charnwood Local Plan 2011-2028 Core Strategy and contrary to "saved" policies EV/1 and H/17 of the Charnwood Local Plan 2004. It would also be contrary to sections 66(1) and 72(2) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

It is the opinion of the local planning authority that the decision to demolish the single storey side wing to the right of the main entrance to Ratcliffe Hall has resulted in the loss of an important and integral feature of the listed building which significantly contributes to its special architectural and historic interest and character and has diminished the authenticity and integrity of the fabric of the building, reducing its value as a source of historic information. Furthermore and contrary to paragraph 194 of the National Planning Policy Framework (NPPF), no clear and convincing justification has been provided to demonstrate that the condition of the wing was such that the only course of action was total demolition and the local authority is not satisfied that its condition made repair, renovation and continued use impractical. In the absence of any overriding evidence to suggest that the building was structurally unsound, the local planning authority is of the opinion that the loss of the wing has resulted in less than substantial harm to the designated heritage assets, namely the listed building and Ratcliffe on the Wreake Conservation Area, contrary to paragraphs 193 and 194 of the NPPF. In such cases, paragraph 196 of the NPPF advises that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, the harm should be weighed against the public benefits of the proposal. The proposal is not considered to have such benefits. The application therefore fails the test for sustainable development as set out in the NPPF and is contrary to Policies CS2 and CS14 of the Charnwood Local Plan 2011-2028 Core Strategy and contrary to "saved" policy EV/1 of the Charnwood Local Plan 2004. It would also be contrary to sections 66(1) and 72(2) of the Planning (Listed Buildings and Conservation Areas) Act 1990.