The proposal would constitute an unwarranted intrusion in its rural location, due to the proposed use not being justified in this isolated rural location. Moreover, there is no information accompanying the application relating to the impact of the proposal on the tranquility of the rural setting and any appropriate mitigation measures. The local planning authority is, therefore, not satisfied that the proposal would not have a harmful impact on the character and appearance of the countryside which would be contrary to Policies CS2 and CS11 of the Charnwood Local Plan (2011-2028) Core Strategy, saved Policies CT/1 and EV/1 of the adopted Borough of Charnwood Local Plan (2004) and the principles set out in the National Planning Policy Framework which seeks to protect the rural character and appearance of the countryside.

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 where new development has a strong relationship with the operational requirements of agricultural or other land based businesses. The proposal relates to the establishment of a college, with no identified proven local need, in an isolated countryside location. The proposed development would therefore conflict with the relevant provisions of the Policies CS1, CS11 and CS25 of the Charnwood Local Plan (2011-2028) Core Strategy and saved Policy CT/1 of the Borough of Charnwood Local Plan (2004), as well as the provisions of the National Planning Policy Framework which promote sustainable development and seek to protect the rural character and appearance of the countryside.

In the absence of information relating to the impact of the proposal on the tranquillity of its rural setting, the local planning authority is not satisfied that the proposal would not have a harmful impact on the residential amenity of the neighbouring dwellings at Brook Farm and Walton Lodge Farm, by reason of noise and disturbance, which would be contrary to Policy CS2 of the Charnwood Local Plan 2011-2028 Core Strategy, the Council's adopted Design Supplementary Planning Document (2020) and Paragraph 130 of the National Planning Policy Framework.