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. The proposed development would conflict with the provisions of Paragraph 84 of the NPPF, Policies CS1 and CS11 of the Charnwood Local Plan (2011-2028) Core Strategy and Saved Policies ST/2, CT/1, and CT/2 of the adopted Borough of Charnwood Local Plan (2004) and Policies DS1, C1 and E3 of the Draft Charnwood Local Plan (2021-2037) which promote sustainable development in the countryside.

The proposed development would be prominently located within the countryside. The local planning authority is of the view that the appearance of the proposal would be visually harmful to the character and appearance of its rural surroundings, contrary to Policies CS2 and CS11 of the Charnwood Local Plan (2011-2028) Core Strategy and saved Policies ST/2, CT/1 and CT/2 of the Borough of Charnwood Local Plan, the adopted Supplementary Planning Document on Design (2020), the relevant provisions of the National Planning Policy Framework and draft policies DS5 and EV1 of the emerging Charnwood Local Plan (2021-2037) which all call for new development to be high quality design and not harm the character and appearance of the countryside.

In floodplain areas, planning permission will not normally be granted for development likely to increase flood risk. The application site is located within the floodplain (Flood zone 3b). The proposed development would reduce the flood-water storage capacity of the flood plain and thereby increase the risk of flooding elsewhere. The proposal is therefore contrary to the advice contained in the National Planning Policy Framework, Planning Policy Guidance on Flood Risk and Coastal Change (2022), Policy CS16 of the Charnwood Local Plan (2011-2028) Core Strategy and draft Policy CC1 of the emerging Charnwood Local Plan 2021-2037).