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. This is in accordance with Policy D2 of the adopted Sedgemoor Core Strategy, Policy 1 of the Ashcott Neighbourhood Plan and Policy D2 of the Emerging Sedgemoor Local Plan

The site of the proposed development may be contaminated. Therefore unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions A to C have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition D has been complied with in relation to that contamination. A. Site Characterisation A detailed site investigation and risk assessment must be completed in accordance with current UK guidance to assess the nature, extent and scale of any contamination on the site, whether or not it originates on the site. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The investigations, risk assessments and written reports must be approved in writing by the Local Planning Authority. The report of the findings must include: (i) a survey of the extent, scale and nature of contamination; (ii) desk study information, conceptual models, investigation methods, investigation results and interpretation and any other information required by the local planning authority to justify and appraise the report findings. (iii) an assessment of the potential risks to: o human health, o property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, o adjoining land, o groundwaters and surface waters, o ecological systems, o archeological sites and ancient monuments; (iv) an appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. B. Submission of Remediation Scheme In cases where contamination is shown to exist a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property, the natural and historical environment and surrounding land must be prepared, and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. C. Implementation of Approved Remediation Scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and approved in writing by the local planning authority. D. Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition B, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition C. E. Long Term Monitoring and Maintenance If a monitoring and maintenance scheme, to include monitoring the long-term effectiveness of the proposed remediation, is required as part of the approved remediation scheme then the monitoring and maintenance scheme will need to be approved in writing by the local planning authority. Following completion of the measures identified in that monitoring and maintenance scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority for approval. This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. Reason: This condition is pre commencement to ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. This is in accordance with Policy D16 of the adopted Sedgemoor Core Strategy and Policy D26 of the Emerging Sedgemoor Local Plan and Section 11 of the National Planning Policy Framework.

No demolition, or construction work involving noisy activities (such as the use of power tools/hammering) or deliveries to and from the site shall take place outside the hours of 07:00 to 18:00 Mondays to Fridays, 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 Sundays and Bank Holidays. Reason: To protect the amenity of local residents. This is in accordance with Policy D16 of the adopted Sedgemoor Core Strategy and Policy D26 of the Emerging Sedgemoor Local Plan and Section 11 of the National Planning Policy Framework.

There shall be no burning of waste on the site during any construction or demolitions works. Reason: To protect the amenity of local residents. This is in accordance with Policy D16 of the adopted Sedgemoor Core Strategy and Policy D26 of the Emerging Sedgemoor Local Plan and Section 11 of the National Planning Policy Framework.

Any piling on site that takes place shall use low noise techniques, the details of which shall have been first submitted to and approved in writing by the Local Planning Authority. Reason: To protect the amenity of local residents. This is in accordance with Policy D16 of the adopted Sedgemoor Core Strategy and Policy D26 of the Emerging Sedgemoor Local Plan and Section 11 of the National Planning Policy Framework.

At the proposed access there shall be no obstruction to visibility greater than 300 millimetres above adjoining road level within the visibility splays shown on the submitted plan (Drawing Number 15116-10 Revision Q). Such visibility splays shall be constructed prior to the commencement of the development hereby permitted and shall thereafter be maintained at all times. Reason: In the interests of Highway Safety. This is a pre-commencement condition as the detailed highway matters need to be in place from the outset of the development project. This is in accordance with Policies D9 and D10 of the adopted Sedgemoor Core Strategy, Policy 7 of the Ashcott Neighbourhood Plan, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 4 of the National Planning Policy Framework.

The proposed roads, including footpaths and turning spaces where applicable, shall be constructed in such a manner as to ensure that each dwelling before it is occupied shall be served by a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway. Reason: In the interests of Highway Safety. This is in accordance with Policies D9 and D10 of the adopted Sedgemoor Core Strategy, Policy 7 of the Ashcott Neighbourhood Plan, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 4 of the National Planning Policy Framework.

The proposed estate roads, footways, footpaths, tactile paving, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car, motorcycle and cycle parking, and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins. For this purpose, plans and sections, indicating as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority. Reason: In the interests of Highway Safety. This is a pre-commencement condition as the detailed highway matters need to be in place from the outset of the development project. This is in accordance with Policies D9 and D10 of the adopted Sedgemoor Core Strategy, Policy 7 of the Ashcott Neighbourhood Plan, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 4 of the National Planning Policy Framework.

No development shall commence unless a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out strictly in accordance with the approved plan. The plan shall include: Construction vehicle movements; Construction operation hours; Construction vehicular routes to and from site; Construction delivery hours; Expected number of construction vehicles per day; Car parking for contractors; Specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice; A scheme to encourage the use of Public Transport amongst contactors; and Measures to avoid traffic congestion impacting upon the Strategic Road Network. Reason: In the interests of Highway Safety. This is a pre-commencement condition as the construction matters need to be in place from the outset of the development project. This is in accordance with Policies D9 and D10 of the adopted Sedgemoor Core Strategy, Policy 7 of the Ashcott Neighbourhood Plan, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 4 of the National Planning Policy Framework.

No work shall commence on the development site until an appropriate right of discharge for surface water has been obtained before being submitted to and approved in writing by the Local Planning Authority. A drainage scheme for the site showing details of gullies, connections, soakaways and means of attenuation on site shall be submitted to and approved in writing by the Local Planning Authority. The drainage works shall be carried out in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority. Reason: In the interests of Highway Safety. This is a pre-commencement condition as highway drainage matters need to be in place from the outset of the development project. This is in accordance with Policies D1, D9 and D10 of the adopted Sedgemoor Core Strategy, Policy 7 of the Ashcott Neighbourhood Plan, Policies D1, D14 and D15 of the Emerging Sedgemoor Local Plan and Section 4 of the National Planning Policy Framework.

Any proposed entrance gates erected (private dwellings) shall be hung to open inwards and shall be set back a minimum distance of 5 metres from the nearside carriageway edge. Reason: In the interests of Highway Safety. This is in accordance with Policies D9 and D10 of the adopted Sedgemoor Core Strategy, Policy 7 of the Ashcott Neighbourhood Plan, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 4 of the National Planning Policy Framework.

The areas allocated for parking and turning on the submitted plan (Drawing Number 15116-10 Revision Q) shall be kept clear of obstruction at all times and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted. Reason: In the interests of Highway Safety. This is in accordance with Policies D9 and D10 of the adopted Sedgemoor Core Strategy, Policy 7 of the Ashcott Neighbourhood Plan, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 4 of the National Planning Policy Framework.

Before any part of the development hereby permitted is first occupied, a 2.0m wide footway shall be constructed over the entire frontage of the site in accordance with a specification to be approved in writing by the Local Planning Authority. Such works shall be carried out in acordance with the approved details.. Reason: In the interests of Highway Safety. This is in accordance with Policies D9 and D10 of the adopted Sedgemoor Core Strategy, Policy 7 of the Ashcott Neighbourhood Plan, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 4 of the National Planning Policy Framework.

Before the dwellings hereby permitted are first occupied the existing vehicular accesses onto the A39 shall be stopped-up and their use permanently abandoned in a manner first to be agreed in writing by the Local Planning Authority, or within one month of the new estate road access first being open to traffic unless otherwise agreed in writing with the Local Planning Authority (in conjunction with the Highway Authority). Reason: In the interests of Highway Safety. This is in accordance with Policies D9 and D10 of the adopted Sedgemoor Core Strategy, Policy 7 of the Ashcott Neighbourhood Plan, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 4 of the National Planning Policy Framework.

Prior to the commencement of development, hereby approved, a Tree and Hedgerow Protection Plan shall be submitted to and approved in writing by the Local Planning Authority. The Protection Plan shall show the means of protection and maintenance throughout the construction period to prevent damage from vehicles, the storage of materials or other construction activity. The development shall be carried out strictly in accordance with the approved details. Reason: In the interests of protected species and visual amenity. This is in accordance with Policies D2 and D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework. This matter needs to be agreed prior to commencement in order to ensure that the landscaping is appropriately protected and maintained during the construction period.

A detailed landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development of any part of the site. The landscaping scheme shall include detailed planting proposals and planting schedules and include a management plan. The planting shall be carried out in the first planting season following the commencement of the development and shall be implemented strictly in accordance with the approved details. The landscaping shall be protected and maintained, and any trees or plants which within a period of five years from the completion of the development, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species unless the Local Planning Authority has given its written consent to any variation. Reason: In the interests of biodiversity and visual amenity. This is in accordance with Section 11 of the National Planning Policy Framework and Policies D2 and D14 of the adopted Sedgemoor Core Strategy. This matter needs to be agreed prior to commencement in order to ensure that sufficient landscaping is proposed and approved from the outset of the development.

No works, including groundworks and vegetation clearance shall in any circumstance commence, unless the local planning authority has been provided with either: a) a copy of the licence issued by Natural England pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorising the development to go ahead; or b) a statement in writing from the licensed bat ecologist to the effect that it does not consider that the specified activity/development will require a licence Reason: In the interests of biodiversity. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework. A pre-commencement condition is required in the interests of the strict protection of European protected species.

Before commencing any work on site, and unless otherwise stated by a Natural England licence: a) A bat box of the 'Improved Cavity' type or similar to accommodate any discovered bat shall be erected on site as directed by a licensed bat ecologist and maintained thereafter; b) All demolition/construction operatives should be 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. A letter confirming the induction will be submitted to the local planning authority by the licensed bat ecologist. Works will then proceed under the supervision of the licensed ecologist or as required by the Natural England licence. Reason: In the interests of biodiversity. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework. A pre-commencement condition is required in the interests of the strict protection of European protected species.

Prior to occupation of any dwelling, hereby approved, bat roosts will be installed at minimum as follows: a) A fly-in loft roost suitable for brown long-eared and potentially lesser horseshoe bats, at least 5 metres long by the width and height of the roof space will be provided in a house within the development. b) A Habibat 001 bat roost will be installed under the eaves of in the west elevation, away from windows and at minimum of 4 metres high in a house along with any further bat roost installations as required under the conditions of a European protected species licence. Details of and a plan showing the location of the roosts will be submitted to the Local Planning Authority prior to works commencing on site; c) Within the loft roost breathable roofing membrane will not be used in the roof construction, only traditional bitumen felt lining will be permitted so as to prevent bats becoming entangled. Any timbers that are to be retained and requiring remedial timber treatment should only be treated with 'bat friendly' chemicals (see https://www.gov.uk/guidance/bat-roosts-use-of-chemical-pest-control-products-and-timber-treatments-in-or-near-them) Reason: In the interests of European protected species and to provide enhancement for biodiversity where possible in accordance with Government policy. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework.

Prior to occupation, a 'lighting design for bats' shall be submitted to and approved in writing by the local planning authority. The strategy shall show how and where external lighting, including amenity and security lighting, will be installed (with the provision technical specifications and operation) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or resting places. All external lighting shall be installed in accordance with the specifications and locations set out in the design, and these shall be maintained thereafter in accordance with the design. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority. Reason: In the interests of the Favourable Conservation Status of local populations of European protected species. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework.

A minimum amount of replacement habitat will be provided in mitigation for bats in accordance with Drawing Number 11516-10 Revision Q unless otherwise determined by bat surveys carried out in the autumn and spring. A bat survey report setting out the findings and appropriate mitigation shall be submitted to and approved in writing by the local planning authority. Reason: In the interests of the Favourable Conservation Status of local populations of European protected species. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework.

A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and be approved in writing by, the local planning authority prior to the commencement of the development. The content of the LEMP shall include the following. a) Description and evaluation of features to be managed. b) Ecological trends and constraints on site that might influence management. c) Aims and objectives of management. d) Appropriate management options for achieving aims and objectives. e) Prescriptions for management actions. f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). g) Details of the body or organization responsible for implementation of the plan. h) On-going monitoring and remedial measures. The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The development will be implemented in accordance with the approved details. Reason: In the interests of the Favourable Conservation Status of local populations of European protected species. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework. A pre-commencement condition is required in the interests of the strict protection of European protected species.

Vegetative clearance works likely to cause harm to Hazel Dormouse shall not in any circumstances commence unless the local planning authority has been provided with either: a) a licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 authorising the specified activity/development to go ahead; or b) a statement in writing from the licensed bat ecologist to the effect that it does not consider that the specified activity/development will require a licence Unless modified by conditions of a Natural England licence where dormice are present or potentially present vegetation clearance will need to be undertaken using a phased approach: a. Remove the entire hedge/scrub (including roots) using hand tools during October when dormice are still active. A licensed ecologist should check the site for nests immediately before clearance and, if needed, during clearance. If an above ground nest is found it should be left in situ and no vegetation between it and the adjacent undisturbed habitat should be removed until dormice have gone into hibernation (December). b. If (a) is not possible then remove above ground vegetation using hand tools between December and February when dormice are hibernating at ground level. Again a licensed ecologist should check for nests and / or brief the contractor on site immediately prior to work starting. c. The roots and stumps can then be cleared in May when dormice have come out of hibernation Reason: In the interests of the strict protection of a European protected species. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework.

Prior to any ground works of vegetative clearance taking place a Reptile Mitigation and Monitoring Strategy will be submitted to and approved by the Local Planning Authority. The strategy shall include surveys of both the application site and a receptor site in order to determine population sizes present and in order to assess the suitability of the latter to be used for the purpose and measures to avoid harm during the works. The receptor site shall be likewise monitored in the year following the translocation and remedial measures included should an adverse effect occur. Reason: In the interests of the strict protection of a European protected species. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework. A pre-commencement condition in the interests of a protected and priority species

A survey for great crested newts will be carried out prior to any work commencing on site and a report, including any mitigation required, submitted to and approved by the local planning authority prior to work commencing on site. Reason: In the interests of the strict protection of a European protected species. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework. A pre-commencement condition in the interests of the strict protection of European protected species.

No development shall be commenced until details of the surface water drainage scheme based on sustainable drainage principles together with a programme of implementation and maintenance for the lifetime of the development have been submitted to and approved in writing by the Local Planning Authority. The drainage strategy shall ensure that surface water runoff post development is attenuated on site and discharged at a rate and volume no greater than greenfield runoff rates and volumes. Such works shall be carried out in accordance with the approved details. These details shall include: - Details of phasing (where appropriate) and information of maintenance of drainage systems during construction of this and any other subsequent phases. Information about the design storm period and intensity, discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance (6 metres minimum), the methods employed to delay and control surface water discharged from the site, and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters. Any works required off site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts where relevant). Flood water exceedance routes both on and off site, note, no part of the site must be allowed to flood during any storm up to and including the 1 in 30 event, flooding during storm events in excess of this including the 1 in 100yr (plus 40% allowance for climate change) must be controlled within the designed exceedance routes demonstrated to prevent flooding or damage to properties. A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by an appropriate public body or statutory undertaker, management company or maintenance by a Residents' Management Company and / or any other arrangements to secure the operation and maintenance to an approved standard and working condition throughout the lifetime of the development Reason: To ensure that the development is served by a satisfactory system of surface water drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with paragraph 17 and sections 10 and 11 of the National Planning Policy Framework, Paragraph 103 of the National Planning Policy Framework and the Technical Guidance to the National Planning Policy Framework (March 2015). This matter needs to be pre-commencement to ensure drainage is considered from the outset.

Prior to the commencement of development a written commitment to the sourcing of local labour shall be submitted to and approved in writing by the local planning authority. The written commitment, as a minimum, shall set out the following matters: The proportion of construction workers whom will be sourced from the local labour pool; The proportion of subsequent staff employed in the development whom will be sourced from the local labour pool; Work experience/ apprenticeship opportunities The proportion of local procurement and sourcing On-going skills development and training opportunities. The steps that will be taken to ensure that the above is implemented. The operator shall maintain a record of i – vi above and shall make that information available to the local planning authority at all reasonable times upon request Reason: To promote and encourage the use of local labour in accordance with Policy D11 of the Sedgemoor Core Strategy. This matter needs to be pre-commencement to secure the use of local labour during the construction phase.

Prior to the commencement of works above dpc level on the development hereby approved, samples of the roofing materials and of the materials to be used in the construction of the external walls of the dwellings and garages shall be submitted to and approved in writing by the local planning authority. The development shall thereafter be carried out in accordance with the approved details. Reason: In the interests of visual amenity. This is in accordance with Policy D2 of the adopted Sedgemoor Core Strategy, Policy 1 of the Ashcott Neighbourhood Plan and Policy D2 of the Emerging Sedgemoor Local Plan and Section 7 of the National Planning Policy Framework.

Prior to the commencement of works above dpc level on the development a plan showing the method of enclosure of the curtilage of each dwelling hereby approved shall be submitted to and approved in writing by the local planning authority. The approved scheme shall be implemented before any dwelling to which it relates is occupied, and be retained thereafter. Reason: In the interests of visual amenity. This is in accordance with Policy D2 of the adopted Sedgemoor Core Strategy, Policy 1 of the Ashcott Neighbourhood Plan and Policy D2 of the Emerging Sedgemoor Local Plan and Section 7 of the National Planning Policy Framework.