Agenda item

Approved, conditions to be set out in the minutes

The Committee considered application 21/01224/OUT an outline planning application for Automotive Experience Quarter comprising Commercial, Business and Services uses (Class E), Light Industrial (Class B2), Local Community and Learning Uses (Class F) and vehicle circuits (Sui Generis) with all matters reserved aside from that of access) at Land at former RAF Bicester, Bicester, Oxfordshire. OX26 5HA for Bicester Motion.

 

It was proposed by Councillor Broad and seconded by Councillor Sibley that consideration of application 21/01224/OUT be deferred to allow for a full environmental impact assessment of the whole site to take place.

 

On being put to the vote the proposal was lost and the motion subsequently fell.

 

The Committee was advised that Councillor Wood had registered to speak on this application as ward member but since the agenda was published and as reported in the written update, the District Wards covered by the application were amended to Launton and Otmoor only.  As Councillor Wood was ward member for Fringford and Heyfords, he was no longer entitled to speak on the application as ward member.

 

Martin Arroyo representing Stratton Audley Parish Council addressed the Committee in objection to the application.

 

Dan Geoghegan, agent for the applicant, addressed the Committee in support of the application.

 

It was proposed by Councillor Broad that application 21/01224/OUT be refused as English Heritage had made a very serious objection and that the reserved matters condition should be removed.  There was no seconder to this proposal and the motion fell.

 

It was proposed by Councillor Reynolds and seconded by Councillor C Clarke that application 21/01224/OUT be approved in line with the officer recommendation but subject to an additional condition for the final wording of conditions 24 and 25 to be agreed in consultation with the Chairman of Planning Committee prior to any planning consent being issued.

 

In reaching its decision the Committee considered the officer’s report and presentation, the written updates and the addresses of the public speakers.

 

Resolved

 

(1)      That authority be delegated to the Assistant Director for Planning and Development to grant permission for application 21/01224/OUT subject to:

 

          i)        The completion of archaeological trial trenching and recording.

ii)       Public transport matters (including ensuring required connectivity    of services)

iii)       The completion of a planning obligation under section 106 of the Town and Country Planning Act 1990, as substituted by the Planning and Compensation Act 1991, to secure the following (and any amendments as deemed necessary):

 

          • Highway works 1 (Upgrade to the B4100 Banbury Road / A4095 Southwold Lane / A4095 Lords Lane roundabout junction) – TBC

• Highway works 2 – (Improved connections between the site, Bicester’s train stations and the town centre) - £386,098

• Strategic Transport Contribution – (Dualling of eastern perimeter route, Skimmingdish Lane section) - £283,201

• Public Transport services – (Bus failure payment) – TBC (following further negotiations)

• Traffic Regulation Order (if not dealt with under S278/S38 agreement) - £6,380

• Travel Plan Monitoring Fee - £2,379

• CDC S106 monitoring fee - £1,000

·  OCC S106 monitoring fee – TBC

·  S278 works

 

iv)      The following conditions, (the final wording for conditions 24 and 25 to be agreed in consultation with the Chairman of Planning Committee prior to any planning consent being issued.) (and any amendments to those conditions as deemed necessary):

 

CONDITIONS

 

Time Limit and Plans

1.               Application for approval of all the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission and the development hereby permitted shall be begun either before the expiration of five years from the date of this permission or before the expiration of two years from the date of approval of the last of the reserved matters to be approved whichever is the later.

 

Reason: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 5(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended).

 

2.               Details of the layout, scale, appearance and landscaping (hereafter referred to as 'the reserved matters') shall be submitted to and approved in writing by the Local Planning Authority before any development takes place and the development shall be carried out as approved.

 

Reason: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 6 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended).

 

3.               Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents:

 

Plans

·       5002854-RDG-Z01-ST-PL-A-0010 Rev D – Site Location Plan

·       5002854-RDG-Z01-ST-PL-A-0015 – Topographical Survey 1

·       5002854-RDG-Z01-ST-PL-A-0016 – Topographical Survey 2

·       5002854-RDG-Z01-ST-PL-A-0030 Rev N – Indicative Layout Plan

·       5002854-RDG-Z01-ST-PL-A-0011 – Experience Quarter Site Area

·       5002854-RDG-Z01-ST-PL-A-0092 Rev L – Parameters Plan – Proposed Developable Area

·       5002854-RDG-Z01-ST-PL-A-0090 Rev J – Parameters Plan – Proposed Land Use

·       5002854-RDG-Z01-ST-PL-A-0098 Rev D – Parameters Plan – Access & Movement Plan

·       5002854-RDG-Z01-ST-PL-A-0094 Rev K – Parameters Plan – Existing/Proposed Heights

 

Documents

·       Updated Planning Statement – Edgards – April 2021

·       Heritage Report – Worlledge Associates – December 2020

·       Archaeological Desk-Based Assessment – Oxford Archaeology – September 2018

·       Contamination & Ground Condition Report – Crestwood Environmental – 3 July 2018

·       Aviation Impact Assessment – Air Motive – December 2020

·       Transport Statement – Mode Transport Planning – December 2020

·       Framework Travel Plan – Mode Transport Planning – December 2020

·       Arboricultural Implications Assessment – Higginson Associates – February 2019

·       Flood Risk & Drainage Assessment – Ridge – 3 December 2021

·       Ecological Assessment Part 1 – Ecology Solutions – December 2020

·       Energy & Sustainability Design Strategy – Ridge – 18 December 2020

·       Landscape & Visual Impact Assessment – ASA Landscape Architects – 17 December 2020

·       Noise Impact Assessment – SPL Track Environmental – 26 March 2021

·       Design & Access Statement – Ridge / Edgars

·       Design Code – Ridge – 15 December 2020

·       Design Strategy Report – Driven International – 26 November 2020

·       Walking & Cycling Technical Report – Mode Transport Planning – 3 September 2021

·       Public Transport Contributions Technical Note – Mode Transport Planning – 3 September 2021

·       Biodiversity Impact Assessment Calculator Update – Ecology Solutions – November 2021

·       Biodiversity Metric Calculator – Experience Quarter – Ecology Solutions – November 2021

·       Biodiversity Metric Calculator – Experience Quarter & Innovation Quarter – Ecology Solutions – November 2021

·       Ecology Note – Ecology Solutions – December 2021

 

Reason: For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework.

 

Design

4.               All services serving the proposed development shall be provided underground unless details of any necessary above ground service infrastructure, whether or not permitted by the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), have first been submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the development that they serve, the above ground services shall be provided on site in accordance with the approved details.

 

Reason: To ensure the satisfactory appearance of the completed development and to comply with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

5.               A Signage Strategy for the site shall be submitted to and approved in writing by the Local Planning Authority prior to the installation of any external signage (either free-standing or on buildings). The signage shall be installed in accordance with the approved scheme thereafter.

 

Reason: In the interests of visual amenity, to preserve the character and appearance of the conservation area and to comply with Policy ESD15 and Bicester 8 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policies C18, C28 and C30 of the Cherwell Local Plan 1996 and Government advice in The National Planning Policy Framework.

 

6.               Full details of the refuse/recycling bin storage for the site, including location and compound enclosure details, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of that work.  Thereafter and prior to the first occupation of the development, the refuse/recycling bin storage area(s) shall be provided in accordance with the approved details and retained unobstructed except for the storage of refuse/recycling bins.  

 

Reason: To ensure the satisfactory appearance of the completed development and to comply with Policy ESD 15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Landscaping

7.               A schedule of landscape maintenance for a minimum period of 10 years starting from first occupation or completion of the development (whichever is sooner) shall be submitted to and approved in writing by the Local Planning Authority prior to first occupation of the development. Thereafter the approved landscaping shall be maintained in accordance with the approved schedule.

 

Reason: To ensure that the agreed landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Highways

8.               No development shall take place until a Construction Travel Management Plan (CTMP) has been submitted to and approved in writing by the Local Planning Authority. The CTMP shall include the following:

·     The CTMP must be appropriately titled, include the site and planning permission number.

·     Routing of construction traffic and delivery vehicles is required to be shown and signed appropriately to the necessary standards/requirements. This includes means of access into the site.

·     Details of and approval of any road closures needed during construction.

·     Details of and approval of any traffic management needed during construction.

·     Details of wheel cleaning/wash facilities – to prevent mud etc, in vehicle tyres/wheels, from migrating onto adjacent highway.

·     Details of appropriate signing, to accord with the necessary standards/requirements, for pedestrians during construction works, including any footpath diversions.

·     The erection and maintenance of security hoarding / scaffolding if required.

·     A regime to inspect and maintain all signing, barriers etc.

·     Contact details of the Project Manager and Site Supervisor responsible for onsite works to be provided.

·     The use of appropriately trained, qualified and certificated banksmen for guiding vehicles/unloading etc.

·     No unnecessary parking of site related vehicles (worker transport etc) in the vicinity – details of where these will be parked and occupiers transported to/from site to be submitted for consideration and approval. Areas to be shown on a plan not less than 1:500.

·     Layout plan of the site that shows structures, roads, site storage, compound, pedestrian routes etc.

·     A before-work commencement highway condition survey and agreement with a representative of the Highways Depot – contact 0845 310 1111. Final correspondence is required to be submitted.

·     Local residents to be kept informed of significant deliveries and liaised with through the project. Contact details for person to whom issues should be raised with in first instance to be provided and a record kept of these and subsequent resolution.

·     Any temporary access arrangements to be agreed with and approved by Highways Depot.

·     Details of times for construction traffic and delivery vehicles, which must be outside network peak and school peak hours.

 

Reason: In the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding network, road infrastructure and local residents, particularly at peak traffic times, in accordance with guidance contained in the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

9.               Prior to the commencement of the development hereby approved, full details of the primary means of access from Buckingham Road between the land and the highway, including, position, layout, construction, drainage and vision splays shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the means of access shall be constructed and retained in accordance with the approved details.

 

Reason: In the interest of highway safety and in accordance with Government guidance contained within the National Planning Policy Framework.

 

10.           Prior to the commencement of the development hereby approved, full details of the secondary ‘emergency and servicing’ access from Bicester Road between the land and the highway, including, position, layout, construction, drainage and vision splays shall be submitted to and approved in writing by the Local Planning Authority. Any fencing, gates or barriers must be sufficiently set back from the carriageway to ensure that the largest vehicles anticipated to require access can wait for the gates or barriers to open without obstructing the highway. Thereafter, the means of access shall be constructed and retained in accordance with the approved details.

 

Reason: In the interest of highway safety and in accordance with Government guidance contained within the National Planning Policy Framework.

 

11.           Prior to the commencement of the development hereby approved, full specification details (including construction, layout, surface finish and drainage) of the turning areas which shall be provided within the curtilage of the site so that motor vehicles, including HGVs, refuse vehicles and fire tenders may enter, can turn and leave the site in a forward direction, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the development, the turning area shall be constructed in accordance with the approved details and shall always be retained for the manoeuvring of motor vehicles thereafter.

 

Reason: In the interest of highway safety and in accordance with Government guidance contained within the National Planning Policy Framework.

 

12.           Prior to the commencement of the development hereby approved, a plan showing a car parking provision for an agreed number of spaces to be accommodated within the site to include layout, surface details, and drainage, shall be submitted to and approved in writing by the Local Planning Authority. The number of spaces to be provide shall be based on an indicative breakdown of the GFA between the proposed land uses and in line with the County Council's car parking standards. Thereafter, and prior to the first occupation of the development, the parking spaces shall be laid out, surfaced, drained and completed in accordance with the approved details and shall be retained for the parking of vehicles at all times thereafter.

 

Reason: In the interest of highway safety and in accordance with Government guidance contained within the National Planning Policy Framework.

 

13.           Prior to the first use or occupation of the development hereby permitted, covered cycle parking facilities shall be provided on the site in accordance with details which shall be firstly submitted to and approved in writing by the Local Planning Authority. Thereafter, the covered cycle parking facilities shall be permanently retained and maintained for the parking of cycles in connection with the development.

 

Reason: In the interests of sustainability and to ensure a satisfactory form of development, in accordance with the Government guidance contained within the National Planning Policy Framework.

 

14.           Notwithstanding the framework travel plan with the application, prior to the first use or occupation of any element of the development hereby permitted a revised framework travel plan shall be submitted to, and be approved in writing by the Local Planning Authority. The provisions of the framework travel plan shall thereafter be implemented and maintained in accordance with approved details unless and until any variations are approved.

 

Reason: In the interests of sustainability and to ensure a satisfactory form of development, in accordance with Policy SLE4 of the Cherwell Local Plan 2011-2031 Part 1 and the Government guidance contained within the National Planning Policy Framework.

 

15.            Prior to the commencement of the development hereby approved, details of public access routes within and across the development site must be provided to and agreed in writing by the Local Planning Authority. Details must include how public access is to be managed, the routing of paths, connections with existing Public Rights of Way at the north and north western edges of the site and safe public access between the Buckingham Road and lakeside area of the development site.

 

Reason: In the interests of sustainability and to ensure a satisfactory form of development, in accordance with the Government guidance contained within the National Planning Policy Framework. To provide safe and suitable access to all users.

 

16.           Prior to the commencement of the development hereby approved, details, including the routing, layout, width, surfacing and lighting of a direct and continuous pedestrian and cycle access route between the Hotel access junction on the Buckingham Road and the development site shall be submitted to and approved by the Local Planning Authority.

 

Reason: In the interests of sustainability and to ensure a satisfactory form of development, in accordance with the Government guidance contained within the National Planning Policy Framework. To provide safe and suitable access to all users.

 

Drainage

17.     Construction shall not begin until a detailed surface water drainage scheme for the site, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include:

 

a)          A compliance report to demonstrate how the scheme complies with the “Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire”

b)          Full drainage calculations for all events up to and including the 1 in 100 year plus 40% climate change;

c)          A Flood Exceedance Conveyance Plan;

d)          Comprehensive infiltration testing across the site to BRE DG 365 (if applicable)

e)          Detailed design drainage layout drawings of the SuDS proposals including cross-section details;

f)            Detailed maintenance management plan in accordance with Section 32 of CIRIA C753 including maintenance schedules for each drainage element, and details of how water quality will be managed during construction and post development in perpetuity;

g)          Confirmation of any outfall details;

h)          Consent for any connections into third party drainage systems.

 

Reason: To ensure that the development is served by sustainable arrangements for the disposal of surface water, to comply with Policy ESD6 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy ENV1 of the Cherwell Local Plan 1996 and Government advice in the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

18.           Prior to first occupation, a record of the installed SuDS and site wide drainage scheme shall be submitted to and approved in writing by the Local Planning  Authority for deposit with the Lead Local Flood Authority Asset Register. The details shall include:

 

a)          As built plans in both .pdf and .shp file format;

b)          Photographs to document each key stage of the drainage system when installed on site;

c)          Photographs to document the completed installation of the drainage structures on site;

d)          The name and contact details of any appointed management company information.

 

Reason: To ensure that the development is served by sustainable arrangements for the disposal of surface water, to comply with Policy ESD6 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy ENV1 of the Cherwell Local Plan 1996 and Government advice in the National Planning Policy Framework.

 

Contaminated Land

19.           If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.

 

Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Saved Policy ENV12 of the Cherwell Local Plan 1996 and Section 15 of the National Planning Policy Framework.

 

Ecology

20.           No development shall take place until a Landscape and Ecology Management Plan (LEMP) including a timetable for its implementation has been submitted to and approved in writing by the Local Planning Authority. Thereafter, the LEMP shall be carried out in accordance with the approved details.

 

Reason: To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy ESD10 of the Cherwell Local Plan 2011 – 2031 Part 1 and Government guidance contained within Section 15 of the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

21.           Prior to, and within two months of, the commencement of the development, the site shall be thoroughly checked by a suitably qualified ecologist to ensure that no protected species, which could be harmed by the development, have moved on to the site since the previous surveys were carried out. Should any protected species be found during this check, full details of mitigation measures to prevent their harm shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved mitigation scheme.

 

Reason: To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

22.           All site clearance (including the removal of any vegetation or works to hedgerows) should be timed so as to avoid the bird nesting season, this being during the months of March until July inclusive unless alternative provisions have been previously agreed in writing by the Local Planning Authority.

 

Reason: To ensure that the development will conserve and enhance the natural environment and will not cause significant harm to any protected species or its habitat in accordance with the Government's aim to achieve sustainable development as set out in Section 15 of the National Planning Policy Framework.

 

Noise

23.           Prior to the first use of any building hereby permitted, all mechanical plant or machinery to be installed within the relevant building shall be identified and assessed in accordance with BS4142:2014 and the report, along with any mitigation or acoustic enclosure required, submitted to and approved in writing by the Local Planning Authority.  Where the approved assessment identifies the need for any mitigation or acoustic enclosure, these measures shall be put in place prior to the first occupation of any building.

 

Reason: To ensure the creation of a satisfactory environment free from intrusive levels of noise in accordance with Saved Policy ENV1 of the Cherwell Local Plan 1996 and Government guidance contained in the National Planning Policy Framework.

 

Noise monitoring/management plan

24.           Precise wording to be agreed in consultation with the Planning Committee Chairman.

 

A noise management plan should be agreed with LPA prior to the first use of the development and this should be such that it can be continually reviewed and updated with Environmental Health Officers as the need arises. The plan should include (but not be limited to) such matters as numbers of days allowed for noisier vehicles use, hours of use, absolute noise limits set, actions taken when these are exceeded and communication with the local community.

 

     SPL Track Drive By System

25.           Precise wording to be agreed in consultation with the Planning Committee Chairman.

 

No use of the track will be allowed without the SPL Track Drive By System being in place. Should there be a need/wish to change supplier then any new monitoring system should be agreed with the LPA prior to its installation.

 

Construction Environment Management Plan (CEMP)

26.           Prior to the commencement of the development, a Construction Environment Management Plan (CEMP), which shall include details of the measures to be taken to ensure construction works do not adversely affect residential properties on, adjacent to or surrounding the site together with details of the consultation and communication to be carried out with local residents shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance.

 

Air Quality

27.           Prior to the commencement of the development hereby permitted a detailed air quality impact assessment to identify the impact of the development on local air quality shall be submitted to and approved in writing by the Local Planning Authority. The assessment should include damage cost calculations where applicable along with a proposal for abatement measures that will be undertaken in addition to those already required from the developer. This shall have regard to the Cherwell District Council Air Quality Action Plan and no development shall take place until the Local Planning Authority has given its written approval that it is satisfied that the impact of the development on air quality has been adequately quantified.

 

Electric Vehicle Charging

28.           Prior to the commencement of the development of any phase, full details of Electric Vehicle Charging (EVC) points and EVC infrastructure to be provided in that phase shall be submitted to and approved in writing by the Local Planning Authority. The Electric Vehicle Charging (EVC) points and EVC infrastructure shall be installed and operational prior to the first use or occupation of any building within that phase of the development hereby permitted and retained thereafter. 

 

Reason: To ensure energy and resource efficiency practices are incorporated into the development and sustainable modes of transport encouraged in accordance with Policies SLE4 and ESD 1 - 5 of the Cherwell Local Plan 2011-2031 Part 1 and the Government’s aim to achieve sustainable development as set out within the National Planning Policy Framework.

 

Lighting

29.           Details of all external lighting including the design, position, orientation, illumination and its intensity together with any screening of the lighting shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The lighting shall be installed, operated and retained in accordance with the approved scheme at all times thereafter.

 

Reason: In the interests of visual amenity, to preserve the character and appearance of the conservation area, to accord with the findings of the ecological survey and to comply with Policy ESD10 and ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policies C18, C28 and C30 of the Cherwell Local Plan 1996 and Government advice in The National Planning Policy Framework.

 

BREEAM

30.           The development hereby approved shall be constructed to achieve at least a BREEAM ‘Very Good’ standard.

 

Reason: To ensure sustainable construction, reduce carbon emissions and to ensure energy and resource efficiency practices are incorporated into the development in accordance with the Government's aim to achieve sustainable development as set out in the National Planning Policy Framework and to accord with Policy ESD3 of the Cherwell Local Plan 2011-2031.

 

Use

31.           Notwithstanding the provisions of the Town and County Planning (General Permitted Development) (England) Order 2015 and subsequent amendments, the buildings hereby approved shall be used only for purposes falling within Class B1 (c), B2, B8 and/or D1 as specified in the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) or in any provision equivalent to that class in any statutory instrument revoking, amending or re-enacting that order and for no other purpose(s) whatsoever.

 

Reason: In accordance with Policy Bicester 8 of the Cherwell Local Plan 2011 – 2031 Part 1.

 

(2)      It was also resolved that as the statutory determination period for application 21/01224/OUT expired on 31 January 2022, if the section 106 agreement/undertaking was not completed and the permission was not able to be issued by that date and no extension of time had been agreed between the parties, that authority be delegated to the Assistant Director for Planning and Development to refuse application 21/01224/OUT for the following reason:

1.       In the absence of a satisfactory unilateral undertaking or any other form of Section 106 legal agreement the Local Planning Authority is not satisfied that the proposed development provides for appropriate highway mitigation works required as a result of the development and necessary to make the impacts of the development acceptable in planning terms, contrary to Government Guidance contained with the National Planning Policy Framework.