Although residential development of this site is acceptable in principle, the site access lies immediately adjacent to the controlled junction of Loughborough Road and Greengate Lane. Notwithstanding the revised site access plans received on 24th March 2021, the applicant has failed to demonstrate that a safe and suitable access can be provided to the site which caters for the expected increase in vehicular activitiy associated with the proposed development. The proposal is therefore in conflict with the guidance set out in the National Planning Policy Framework. It is therefore considered that in accordance with Paragraph 11(d) of the National Planning Policy Framework the reasons for refusing the application, considered together, amount to adverse impacts that significantly and demonstrably outweigh the benefits of the proposal.

The immediate area is characterised by semi-detached or detached properties of a distinctive and similar architectural style which are set back behind largely enclosed or open frontages. The proposed dwellings by reason of their height, gabled roofs, more vertical design and siting in a prominent corner position with a private access road and car parking provided within the site frontage, would appear as an incongruous element in this street scene and would disrupt the architectural rhythm. It would, thereby, be harmful to the visual amenity and character of the area and contrary to Policy CS2 of the adopted Core Strategy, Policy EV/1 of the Borough of Charnwood Local Plan and the adopted SPD on Design (2020).

It is the opinion of the local planning authority that, by reason of the height and orientation of the dwelling proposed for Unit 1, its siting in close proximity to a principal window in the rear of the neighbouring property at No. 4 Greengate Lane would be an intrusive and over-dominant feature, to the detriment of the residential amenities of the occupiers of that property. For this reason the proposal would be contrary to the intentions of Policy CS2 of the Charnwood Local Plan (2011-2028) Core Strategy and saved Policy EV/1 of the Borough of Charnwood Local Plan and the Supplementary Planning Document on Design.. These policies and guidance seek to ensure that development proposals are compatible in scale and design and are not detrimental in terms of overshadowing or over-dominance of adjacent property.

It is the opinion of the local planning authority that the proposal fails to fully consider the large existing trees within the development site. The indicated layout, the orientation of the dwellings and the internal arrangement of principal accommodation is such that potential occupiers would have limited access to natural light within principal rooms which would lead to significantly reduced standards of amenity for potential occupiers in terms of useable indoor or outdoor space, leaf litter and losses of light. Additionally it would lead to pressure to prune or reduce these trees both to accommodate the development and from residents seeking to improve the poor quality amenity spaces associated with their dwelling. This would be harmful to the street scene by way of harm to mature trees that have amenity value. In these ways, the proposal would be contrary to policy CS2 of the Charnwood Local Plan (2011-2028) Core Strategy, Policy EV/1 of the Borough of Charnwood Local Plan, the relevant provisions of the National planning Policy Framework and the adopted Supplementary Planning Document on Design (2020) which call for high quality development which protects and provides good standards of amenity and seeks to protect the character of the area.