It is the opinion of the local planning authority that the proposed building, by reason of its siting, width, height and orientation in relation to the dwellings and gardens of No's 10 & 12 Harcourt Close, would be an intrusive and overbearing development, to the detriment of the residential amenities of the occupiers of those properties in terms of light and outlook. For this reason the proposal would be contrary to the intentions of Policy CS2 of the Charnwood Local Plan (2011-2028) Core Strategy, saved Policy EV/1 of the Borough of Charnwood Local Plan, the adopted Supplementary Planning Document 'Design' and national design guidance which all seek to secure high quality developments that respect their contexts.

In the absence of the necessary sequential test, the local planning authority considers that there are reasonably available sites within the Borough's defined Service Centre settlements that could accommodate the proposed scale of development on land which is identified as being within Flood Risk Zone 1, such that there are other sites which can be developed which are sequentially preferable. The proposal would thereby be contrary to guidance within the National Planning Policy Framework and the accompanying Practice Guidance which requires new development to be steered towards locations that are at the lowest level of flood risk.