The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: In accordance with the provisions of Section 91 of the Town and Country Planning Act, 1990 ( as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

The development hereby permitted shall be carried out in accordance with the approved plans listed in schedule A. Reason: For the avoidance of doubt and in the interests of proper planning.

No works hereby approved to the two storey element of the existing building and its roof shall commence until a copy of the European protected species licence from Natural England has been submitted to and written receipt given by the Local Planning Authority. No works hereby approved to the two storey element of the existing building and its roof shall commence until site operatives have been inducted by a licensed bat ecologist to make them aware of the possible presence of bats, their legal protection and of working practices to avoid harming bats. All work will be carried out in accordance with the European protected species licence conditions. Prior to first occupation of the extension hereby approvedthe loft of the southernmost end of the house will be maintained and enhanced to cater for the needs of long-eared and possibly lesser horseshoe bats. The loft will be sealed off to create a loft space measuring approximately 5 m in length by the width and height of the existing building. The ceiling will be constructed with 19mm Gyproc Plank covered with one layer of 12.5mm plasterboard. The ceiling cavity will be filled with a layer of insulation (12kg/m³). The floor of the roost should be of 22mm tongue and groove and any small gaps filled with sealant. A small loft opening will be formed with appropriate worded information regarding the bat roost. A fly in entrance measuring 30cm x 20cm will be formed in the south eastern elevation allowing the bats access into this area. Any timbers used in construction will be treated with bat friendly chemical and the roof will be lined with bitumen felt. Breathable membrane will not be permitted. This bat roost shall be retained in this fashion thereafter in perpetuity. Additional bat roosts will be provided as determined by the results of emergence/ re-entry surveys in accordance with the Bat Conservation Trust's Bat Survey Guidelines for Professionals (Collins, 2016). The results of these surveys and the design and locations of these roosts will be submitted to and approved by the Local Planning Authority before work commences on the two storey element of the existing building and its roof. No artificial lighting associated with the development will illuminate features used by bats or installed bat roosts. A lighting scheme showing how this would be achieved should be submitted to and approved by the Local Planning Authority before structural completion of the building. Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and individual bats from intentional or reckless disturbance under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on roost sites and commuting routes. To ensure the development contributes to the Government's target of no net biodiversity loss and to provide gain where possible as set out in the National Planning Policy Framework.

No demolition, or construction work involving noisy activities (such as the use of power tools/hammering), deliveries to and from the site or the illumination of the works hereby permitted through the use of external/security lighting during demolition or construction shall take place outside the hours of 07:00 to 18:00 Mondays to Friday, 08:00 to 13:00 on Saturdays, with the exception of specific works which shall have been agreed in advance and in writing by the local planning authority and shall include details of the task, the date and duration of works. No works to take place on Sunday and Bank Holidays. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway. The condition with also ensure that Bat Species are not adversely affected by external lighting and nightworking.

The garage hereby permitted shall only be used for ancillary activities to the existing dwelling on the site (currently known as Nyeham House), and no part shall be used, let or otherwise disposed of as a separate unit of accommodation or for commercial purposes. Reason: The application has been submitted and determined on the basis of ancillary accommodation and not as a separate dwellinghouse.