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 given the acknowledged equestrian uses at the site, the local planning authority is not satisfied that the replacement building is strictly required for agricultural purposes in connection with the farming of the Cotes Road site. The proposed development would conflict with the provisions of Policy CS11 of the Core Strategy (2015) and Saved Policies ST/2 and CT/1 of the adopted Borough of Charnwood Local Plan (2004) which promote sustainable development in the countryside.

It has not been demonstrated that the satisfaction of the local planning authority that the proposal would not cause harm to features of biodiversity, protected species or their habitats and that appropriate mitigation can be provided. The proposal is therefore contrary to Paragraph 174 of the NPPF which states that planning decisions should contribute to and enhance the local environment by minimising impacts on and providing net gains for biodiversity and paragraph 180 which requires that local planning authorities refuse planning permission for developments that do not mitigate the impacts of significant harm to biodiversity. The proposal would also be contrary to Policy CS13 of the Core Strategy (2015) which expects development proposals to consider and take account of the impacts on biodiversity.

The proposal involves the demolition of the original, now disused 18th century farmhouse, which, because of its age, historic and architectural significance is considered to be a non-designated heritage asset. As such, the proposal fails to accord with Policy CS14 of the Charnwood Local Plan (2011-2028) Core Strategy and Paragraph 199 of the National Planning Policy Framework.