REPORT of DIRECTOR OF PLANNING AND REGULATORY SERVICES to NORTH WESTERN AREA PLANNING COMMITTEE 8 AUGUST 2016

Application Number FUL/MAL/16/00567 The Wildlife Trust Nature Reserve, Blue House Location Farm, Blue House Farm Chase, , Essex To carry out environmental improvement works as part of a 'Higher level Scheme' agreement with Natural Proposal England. This work includes re-creating wet coastal grazing marsh to provide habitat for internationally important species. Applicant Mr Nicholas Robson - Agent N/A Target Decision Date 15 August 2016 Case Officer Yee Cheung Parish NORTH FAMBRIDGE PARISH Reason for Referral to the Major Application Committee / Council

1. RECOMMENDATION

APPROVE subject to the conditions (as detailed in Section 8 of this report).

2. SITE MAP

Please see overleaf.

3. SUMMARY

3.1 Proposal / brief overview, including any relevant background information

3.1.1 Blue House Farm Nature Reserve is an extensive area of coastal grazing marshland with a site area of approximately 260 hectares which is run and managed as a nature reserve by the Essex Wildlife Trust (EWT) since 1998. Under the current proposal, approximately 18 hectares of land will be enhanced for nature conservation.

3.1.2 Its characteristic features include open grassland, sea wall, ditches / drains, former creeks and rills, saltmarsh, reed beds and large bodies of open water (fleet).

3.1.3 The nature reserve is an important site for nature conservation and wildlife is reflected in its various local, national, European and international designations, including the Special Landscape Area (SLA), Special Protection Area (SPA), Ramsar Site (Mid-Essex Coast Phase 3), Special Area of Conservation (SAC), a Sites of Special Scientific Interest (SSSIs) and Coastal Zone. It is also a site of major importance as a feeding area for wintering wetland birds and provides breeding habitat for many species.

3.1.4 The proposal seeks to carry out the following works on the area of land shown edged in red which forms part of this application submission:-

The creation of new ditches New ditches are proposed on site. the ditches in total would measure approximately 800 metres. Each ditch would be winding and uneven to create a natural looking network of channels. The profile of the ditch would be approximately 12 metres wide with a maximum depth of 1 metre.

The lowering of earth banks The proposal seeks to remove the earth bank around the pond on eastern edge of the site. The depth of the earth to be removed would be no more than 1.5 metres.

To raise an access track A 300 metres long and a 4 metres wide access track is proposed. The track would be constructed using soil dug from the site. No materials would be brought in for its construction. The access track would be used from moving some livestock around the site.

To construct a clay bund A clay bund of approximately 70 metres in length, would be constructed adjacent to the borrow dyke to retain water within the fields. The clay bund would be between 1.3 and 2 metres in height depending on the topography of the land. A twin wall pipe and drop sluice boards would be incorporated into development of the clay bund to control the water level across the site. To remove earth bank A 950 metre long low bank is proposed and to be constructed around the perimeter of the field. This bank will be approximately 300mm in height and is constructed to avoid surface water draining from the field.

To construct two sluice boards Two sluices are proposed. Each sluice would measure approximately 1.2 metres wide and 1.5 metres in height and would be incorporated into the clay bund to control the water level across the site.

Proposed scrape A scrape is proposed in close proximity of the clay bund. The scrape would be irregular in shape and will be approximately 25 metres and with a maximum depth 0.5 metre designed to provide a wildlife habitat.

To construct a piped bund A twin wall pipe would be incorporated into development of the clay bund to control the water level across the site.

To block two ditches The proposal seeks to block up two ditches with clay bunds. The clay bunds would be approximately 4 metres wide and with a height of 1.5 metres.

3.1.5 The proposal seeks to convert the existing grassland into wet grassland and its aim is to provide support and a breeding habitat to over wintering birds such as black tailed godwit, shelduck and shoveler which are of national importance. The raise in water level in the ditches and wet mud would also support rare plants (saltmarsh goosefoot) and increase habitat for rare invertebrates (great silver diving beetle). The work to be carried out to form the ditches would provide support to aquatic plants and to increase the water vole population.

3.2 Conclusion

3.2.1 The proposed works to improve existing features on the coastal grazing marshes within the Essex Wildlife Trust’s Blue House Farm Nature Reserve, North Fambridge is considered to be acceptable subject to conditions. There would be no detrimental visual impact caused to the surroundings as a result of the development, and wildlife and local ecology would be protected through the imposition of appropriate conditions. The application is therefore recommended for approval as the development accords with Development Plan Policies.

4. MAIN RELEVANT POLICIES

Members’ attention is drawn to the list of background papers attached to the agenda.

4.1. National Planning Policy Framework 2012 including paragraphs: 7, 8, 14, 17, 94, 109, 113, 114, 117 4.2 Replacement Local Plan 2005 – Saved Policies:  S2 - Development outside Development Boundaries.  CC1 - Development affecting an Internationally Designated Nature Conservation Site  CC2 - Development affecting a Nationally Designated Nature Conservation Site  CC3 - Development affecting a Locally Designated Nature Conservation Site  CC4 - Local Nature Reserves  CC6 - Landscape Protection  CC7 - Special Landscape Areas  CC10 - Historic Landscape Features  CC11 - The Coastal Zone  BE1 - Design of New Development and Landscaping  BE17 - Preservation of Sites of Nationally Importance Archaeological Remains and their Settings

4.3 Maldon District Local Development Plan submitted to the Secretary of State for Examination-in-Public on 25 April 2014:  S1 - Sustainable Development.  D1 - Design Quality and Built Environment.  D3 - Heritage Assets.  D5 - Flood Risk and Coastal Management.  H4 - Effective Use of Land.  N2 - Natural Environment and Bio-Diversity.  T2 – Accessibility

4.4 Relevant Planning Guidance / Documents:  National Planning Policy Guidance (NPPG)  National Planning Policy Framework (NPPF)  UK Marine Policy Statement (HM Government)

5. MAIN CONSIDERATIONS

5.1 Principle of Development

5.1.1 The proposal relates to an existing nature reserve site on coastal grazing marshes to the north, south west and of North Fambridge. The proposed works to the site with an area of approximately 18 hectares would not change the established use of the marshes and so the principle of development, in terms of alterations to the marshes in association with the existing use, would be acceptable. This is however subject to a number of other considerations which are examined below. 5.2 Design and Impact on the Character of the Area

5.2.1 Policy BE1 of the adopted local plan and D1 of the Local Development Plan (LDP) aim to ensure new development is of a good design, suitable for its surroundings and reflective of development within the locality. These policies, in addition to Policies CC6, CC7 and CC10 and LDP Policies S1, D1, H4 and N2 aim to ensure that the rural environment is protected from inappropriate development and subsequent harm. Policy CC11 of the local plan also aims to ensure that only appropriate uses or new development is provided within coastal zones such as this.

5.2.2 The proposed works would be of an appearance, scale and type commensurate to the existing use of the site and features which exist through the marshland nature reserve. It is considered the creation of ditches, scrape, earth and clay bunds at various heights, an access track and sluices would not appear out of keeping or visibly harmful to the landscape character and appearance of the wider area as a whole.

5.2.3 Whilst the above works may result some variation to the site gradient, particularly with the formation of earth, clay bunds and an access track. However, when viewed at a distance into the nature reserve, the development would not appear out of keeping or incongruous in its marshland setting. It is therefore considered that the proposed works would be considered acceptable in terms of design, scale and its impact on the locality.

5.3 Water Directive Framework (WFD) Compliance

5.3.1 In support of this planning application, a Water Framework Directive Compliance Assessment (WFD) was produced by Essex Wildlife Trust (EWT) dated 16 May 2016 was submitted to the Environment Agency to demonstrate that no harm would be caused to the water quality and ecology of the site.

5.3.2 EWT has justified that the proposed works would pose no risk to the WFD objectives with the report concluding the following points:-

 The proposed project site is not on a main river and will only affect field boundary;  Upstream Impact: The works will not have any upstream impact as they will collect water within the field ditches of Blue House Farm, this water does not come from neighbouring land;  The proposed re-wetting of the application site would increase the quantity of the surface water features on this priority habitat. This would benefit SSSI notification features of the site including over wintering birds and provide more habitat for rare aquatic invertebrates associated with the grazing marsh;  Downstream Impact: Run-off will be reduced by the installation of sluices and bunds, any run-off that does occur will follow its existing course – into the borrow dyke to the south of the site, then out through the tidal flap valve into the ;  The works would not result in deterioration of any water body (surface water and groundwater);  The works would not prevent the achievement of good status / potential of any water body (surface water and groundwater);  The works would improve the habitat for Water Voles;  One hydrological unit on the farm is infested with Crassula Helmsli (an invasive plant), none of the machinery used for this type of development will enter this infested area to ensure that there is no risk of cross contamination.

5.3.3 Based on the level of information submitted, the Environment Agency has considered the works are deemed WFD compliant, particularly with the water voles and invasive species, and therefore raises no objection to the proposed development. The proposed development would therefore be considered to accord with the requirements of Policy CC5 of the adopted local plan, Policy N2 of the Local Development Plan, and Government guidance contained within the NPPF.

5.4 Flood Risk

5.4.1 The application site is located within Flood Zone 3 which is the highest risk zone for flooding from the sea. The risk of flooding from the sea is 1 in 200 year or greater annual probability of flooding. Some of the fields close to the river will flood in a 1 in 50 year flood event by overtopping of the seawalls. The existing land use and proposed associated works would fall within the category of ‘water compatible development’ land use of the Planning Practice Guidance.

5.4.2 Letters of representation have been received concerning the drainage and an increase in the level of the water table for the area. A Flood Risk Assessment (FRA) prepared by Hawes Associated dated 11 April 2016 was submitted by the Essex Wildlife Trust (EWT) to the Environment Agency for consideration. The Environment Agency has raised no objection to the proposal, but has provided advice on the Water Framework Directive compliance (WFD) biodiversity, impoundment licences and environmental permits which all can be dealt with by planning conditions or imposed as informative. There would be no conflict in terms of flood risk objectives contained in Policy CC11 of the adopted local plan, Policy D5 of Local Development Plan, the National Planning Policy Framework, and the NPPG.

5.4.3 In addition to the above, the SUDs Team at ECC have also been consulted regarding this application. The SUDs Team has advised that the proposed development will not have a significant impact on flood risk in proximity to the site and that the Applicant would need to apply for watercourse consent from ECC for any changes to the ditches on site.

5.5 Archaeology

5.5.1 Blue House Farm is of significance as an example of surviving historic grazing marsh, complete with historic landscape features such as Roman Red Hills and medieval sea walls. The proposed development has the potential to impact on archaeological remains. It is noted that ECC has had discussions with the Applicant and an archaeological brief has been submitted in support of the proposal (ECC Brief for Archaeological Monitoring at Blue House Fam, reference: 03330-136853 dated 8 February 2016).

5.5.2 Archaeological deposits are both fragile and irreplaceable and any approved development on site should therefore be preceded by a programme of archaeological investigation which should be secured by an appropriate condition attached to any forthcoming planning consent. It is recommended that if this proposal is approved that a full archaeological condition is attached to the planning consent. This is in line with advice given in the National Planning Policy Framework, Paragraphs 139 and 141.

5.5.3 To ensure that archaeological deposits remain protected and undisturbed, the Historic Environment Advisor at ECC has advised that should the application be approved, conditions relating to archaeological assessment, site clearance or groundwork, monitoring and recording shall be imposed and further details to be submitted to the Council for subsequent approval. Further, the Conservation Officer has raised no objection to the proposal.

5.5.4 Having considered the above, the proposal would be in accordance with Policy BE17 of the adopted local plan, Policy D3 of the Pre-Submission Local Development Plan, and Chapter 12 of the NPPF ‘Conserving and Enhancing the Historic Environment’.

5.6 Impact on Neighbouring Properties

5.6.1 Residential amenity should be protected from harm caused by new development in accordance with Policies BE1, CC6 and CC7 of the local plan and Policy D1 of the Local Development Plan.

5.6.2 The nearest residential properties to Blue House Farm Nature Reserve are:-  Ulehams’ Farm, Lower Burnham Road, Latchingdon located approximately 900 metres away to the north of the site  Approximately 1500 metres away from existing residential properties at Franklin Road to the north west  Approximatety1600 metres away from Fleet Farm to the west  Approximately 2000 metres away from existing residential properties at Blue House Farm Chase to the south west / west.

5.6.3 Given the distances between the site and nearest residential properties, it is not considered that the proposal would have an adverse impact or cause demonstrable harm to the visual amenity of the existing occupiers of these residential properties. As such, the proposal would accord with the aforementioned policies. Further the Environment Health Services has raised no objection to the proposed scheme. 5.7 Other Material Consideration

5.7.1 Given the size of the site and its location, it is necessary to assess whether the proposal is a development which requires an Environmental Impact Assessment (EIA).

5.7.2 The proposal does not fall within Schedule of the regulations. Having considered Schedule 2, although the proposal relates to water management activities, this does not appear to relate to agriculture, irrigation or land drainage projects. The marsh is a nature reserve but the proposal does not appear to fall within any of the tourism or leisure categories described in Schedule 2. The remaining categories in Schedule 2 are not considered to be applicable, relating to, for examine infrastructure, various industries and energy and extraction.

5.7.3 The proposed works is likely to improve the habitat on the site for wetland species for the conservation management of the European site (the Crouch and Roach Estuaries Special Protection Area (SPA) and Ramsar site), and as such would not require to be assessed under the tests of the Habitat Regulations. With reference to Schedule 3 of the EIA regulations, whilst the application site lies within the context of a European site (paragraph 2(c)(5)), the works carried out would result in positive impact for its designated interest features. For this reason, the proposal will not require an EIA as it does not fall within the categories listed under Schedule 2 and 3 of the assessment.

5.7.4 As the proposed works to be carried out on the site would have no significant impact on the SSSI, Special Area of Conservation (SAC), the European site (the Crouch and Roach Estuaries Special Protection Area (SPA) and Ramsar site), on this basis, it is considered that the proposal does not constitute a development where an EIA would be required. All relevant considerations are therefore capable of being addressed through the planning application process.

5.8 Conclusion

5.8.1 The proposed works to improve existing features on the coastal grazing marshes within the Essex Wildlife Trust’s Blue House Farm Nature Reserve, North Fambridge is considered to be acceptable subject to conditions. There would be no detrimental visual impact caused to the surroundings as a result of the development, and wildlife and local ecology would be protected through the imposition of appropriate conditions. The application is therefore recommended for approval as it accords with Development Plan Policies. 6. ANY RELEVANT SITE HISTORY  FUL/MAL/99/00580 - Proposed construction of ca r park for 20 cars and two bird hides. Approved: 23.08.1999.  FUL/MAL/07/00788 - Erection of wind pump to improve habitat on nature reserve. Approved: 13.09.2007.  FUL/MAL/08/00818 - Erection of bird hide on nature reserve. Approved: 11.09.2008.  FUL/MAL/15/00544 - Proposal to carry out environmental improvement works under a 'High Level Scheme' agreement with Natural England. The works would include re-creating wet costal grazing marsh in two areas of the nature reserve and excavating a new ditch to drain on existing permissive footpath and to provide wildlife habitat. Approved: 17.09.2015

7. CONSULTATIONS AND REPRESENTATIONS RECEIVED

7.1 Representations received from Parish / Town Councils

Name of Parish / Town Comment Officer Response Council

North Fambridge Parish No objection to this Acknowledged Council planning application Latchingdon Parish Recommend approval as Acknowledged Council the work is to improve the environment

7.2 Statutory Consultees and Other Organisations

Name of Statutory Comment Officer Response Consultee / Other Organisation ECC - Highway Authority No objection subject to Acknowledged informative Joint Nature Conservation This development proposal Acknowledged Committee is not located within the offshore area, does not have any potential offshore nature conservation issues and is not concerned with nature conservation at a UK level. JNCC therefore does not have any comments to add to this consultation. ECC – Archaeology No objection subject to Acknowledged. This is conditions addressed in Section 5.5.1 and 5.5.2 of the report Environment Agency No objection subject to Acknowledged. This is in informative regarding the the informative at the end Water Framework of the report Directive, Bio-diversity, Impoundment and Environmental Permitting Regulations ECC – SUDs Team The proposed development Acknowledged. This is will not have a significant addressed in Section 5.4.3 impact on flood risk in of the report proximity to the site. Natural England NE supports the Acknowledged. application RSPB Supports the application Acknowledged.

7.3 Internal Consultees

Name of Internal Comment Officer Response Consultee Conservation Officer No objection to proposal Acknowledged. This is addressed in Section 5.5.3 of the report Environmental Health The site is quite remote Acknowledged. This is Services from the nearest noise addressed in Section 5.6.3 sensitive premises (900m) of the report and the work will be for a limited period so Environmental Health has no comments or objections to this application.

7.4 Representations received from Interested Parties

7.4.1 Letters were received objecting to the application from the following and the reasons for objection are summarised as set out in the table below:  Andrew Scott, Kennetts Farm, North Fambridge, Essex  Mr and Mrs Evans, Linga House, Franklin Road, North Fambridge, Essex

Objection Comment Officer Response  Concerns relating to the drainage on the whole of the Fambridge marshes Acknowledged. This is addressed in  The works to be carried out Section 5.4.3 of the report could affect the high water table

8. PROPOSED CONDITIONS

1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON: To comply with Section 91(1) of The Town & Country Planning Act 1990 (as amended). 2 The development hereby permitted shall be carried out in complete accordance with the approved drawings specifically referenced on this decision notice. REASON: To ensure that the development is carried out in accordance with the details as approved. 3 The Public Right of Way (PROW) Footpath No. 18 (Latchingdon) shall be maintained free and unobstructed at all times. REASON: To ensure the continued safe passage of pedestrians on the definitive right of way in accordance with Policy T2 of the adopted Maldon District Replacement Local Plan. 4 No development including any site clearance or groundworks of any kind shall take place within the site until the applicant or their agents; the owner of the site or successors in title has submitted an archaeological assessment by an accredited archaeological consultant to establish the archaeological significance of the site. Such archaeological assessment shall be approved by the local planning authority and will inform the implementation of a programme of archaeological work. The development shall be carried out in a manner that accommodates such approved programme of archaeological work. REASON: To protect the site which is of archaeological interest in accordance with Policy BE17 of the adopted Maldon District Replacement Local Plan. 5 No development including any site clearance or groundworks of any kind shall take place within the site until the applicant or their agents; the owner of the site or successors in title has secured the implementation of a programme of archaeological work from an accredited archaeological contractor in accordance with a written scheme of investigation which has been submitted to and approved in writing by the local planning authority. The development shall be carried out in a manner that accommodates the approved programme of archaeological work. REASON: To protect the site which is of archaeological interest in accordance with Policy BE17 of the adopted Maldon District Replacement Local Plan. 6 All works within the Blue House Farm Nature Reserve, North Fambridge shall be carried out in accordance with the Water Directive Framework Compliance Assessment dated 16 May 2016 which forms part of this application. REASON: To protect the water quality in accordance with Policy CC5 of the adopted Maldon District Replacement Local Plan, Policy N2 of the Maldon District Local Development Plan, and Government advice as contained within the National Planning Policy Framework. 7 No works likely to disturb overwintering birds for which the SSSI is designated for are permitted during the period October to March inclusive. REASON: To protect and prevent disturbance to the birds during the overwintering period in accordance with Policy CC5 of the adopted Maldon District Replacement Local Plan, Policy N2 of the Maldon District Pre- Submission Local Development Plan, and Government advice as contained within the National Planning Policy Framework.

INFORMATIVES

Highway

Public Rights of Way - The Public Right of Way network is protected by the Highways Act 1980. Any unauthorised interference with any route noted on the Definitive Map of PROW is considered to be a breach of this legislation. The public’s rights and ease of passage over public footpath no18 (Latchingdon) shall be maintained free and unobstructed at all times to ensure the continued safe passage of the public on the definitive right of way.

The grant of planning permission does not automatically allow development to commence. In the event of works affecting the highway, none shall be permitted to commence until such time as they have been fully agreed with this Authority. In the interests of highway user safety this may involve the applicant requesting a temporary closure of the definitive route using powers included in the aforementioned Act. All costs associated with this shall be borne by the applicant and any damage caused to the route shall be rectified by the applicant within the timescale of the closure.

Site Workers - Steps should be taken to ensure that the Developer provides sufficient turning and off-loading facilities for delivery and site worker vehicles, within the limits of the site together with an adequate parking area for those employed in developing the site. No vehicles associated with the development shall affect the ease of passage along the PROW.

Highway Works - All work within or affecting the highway is to be laid out and constructed by prior arrangement with, and to the requirements and satisfaction of, the Highway Authority, details to be agreed before the commencement of works.

The applicants should be advised to contact the Development Management Team by email at [email protected] or by post to:

Essex Highways, Colchester Highways Depot, 653 The Crescent, Colchester, CO4 9YQ

Archaeological Work

The archaeological work will comprise archaeological monitoring and recording of the proposed groundworks.

All fieldwork should be conducted by a professional recognised archaeological contractor in accordance with a brief issued by Essex County Council. Contact Maria Medlycott telephone 03330-136853 e-mail [email protected]

Environment Agency

Water Framework Directive The Water Framework Directive (WFD) compliance assessment for a previous wetland enhancement scheme at Blue House Farm made an initial assessment of the impacts of the nature reserve improvements, before screening out a further assessment. Screening out is justified because the areas of the reserve to be improved are discrete hydrological units and will not affect the main river or floodplain. We therefore agree with the conclusion of the original WFD assessment that no further assessment is required.

Biodiversity Due to the works being within the Crouch and Roach Estuary SSSI, Ramsar and SPA designations, Natural England’s advice should be sought in regard to any issues affecting the interest features.

There may be impacts on protected species such as water voles and nesting birds. Surveys should be undertaken at suitable times of year to assess the presence / absence of water voles in particular and if they are present, a mitigation strategy should be undertaken by suitably trained and qualified ecologists.

There is a risk that any works with plant machinery could result in the introduction and spread of invasive plant species to the site, particularly Crassula helmsii, which can be a real issue on coastal grazing marshes in Essex. We advise that plant and vehicles coming onto the site are cleaned before entering the designated grazing marsh to avoid introducing Crassula to the site. There is a large area of Crassula already present on site, therefore avoiding spreading it is of high importance. More information on biosecurity can be found at: http://www.nonnativespecies.org/index.cfm?sectionid=58

Impoundment An impoundment license will be required for both the drop-board sluice and the pipework running through the bunds. This may require multiple licenses, but a single charge will apply. Based on the information submitted, we do not foresee any particular issues which might prevent the appropriate licenses being granted. However, the Applicant should contact us as soon as possible to begin the pre- application process.

Environmental Permitting Regulations The drawing entitled ‘Groundworks’, on page 2 of the document ‘Blue House Farm Groundworks’, dated February 2016, implies that no works will be within 16m of the River Crouch. However, should the any works take place within the distance we would like to advise the Applicant of the following:-

Flood Defence Consents now fall under the new Environmental Permitting (England and Wales) Regulations 2010 system (EPR). The applicant may need an environmental permit for flood risk activities if they want to do work in, under, over or within 16m from the river and from any flood defence structure or culvert of the River Crouch, designated a ‘main river’.

The EPR are a risk-based framework that enables us to focus regulatory effort towards activities with highest flood or environmental risk. Lower risk activities will be excluded or exempt and only higher risk activities will require a permit. The applicant’s proposed works may fall under one or more of the below:  ‘Exemption,  ‘Exclusion’,  ‘Standard Risks Permit’  ‘Bespoke permit.

New forms and further information can be found at: https://www.gov.uk/guidance/flood-risk-activities-environmental-permits. Anyone carrying out these activities without a permit will be breaking the law if they should have one.

If the Applicant has any queries, they should contact our National Customer Contact Centre. They will then be able to tell them the classification of the application, the fee associated with the application, and how to proceed. They can be contacted by email: [email protected].

In addition, byelaw 18 states that ‘No person shall without the previous consent of the Authority (Environment Agency) construct, erect, form or cause or permit to be constructed, erected or formed on land adjacent to the normal channel of the main river and over which flood waters may flow any heap of material which is of such size or character or is placed in such a position as to be likely to divert or obstruct the flow of flood water and (either on its own or together with other heaps of material which have been or are likely to be so constructed, erected or formed) to affect adversely the efficient working of the drainage system of the Authority area’. An Environmental Permit may therefore also be required for any heaps of material planned within the floodplain in excess of 16 metres from the River Crouch.

POSITIVE AND PROACTIVE STATEMENT Town and Country Planning (Development Management Procedure) (England) Order 2015 - Positive and Proactive Statement:

The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.