a. The local planning authority shall approve:- (i) a plan showing the proposed layout of the land (scale not less than 1:1250); (ii) the siting, design and external appearance (including materials) of any building, the means of access thereto, and the landscaping of the site. b. Detailed plans and drawings with respect to the matters reserved for subsequent approval under (a) above shall be submitted to the local planning authority within three years from the date of this permission. c. The development hereby permitted must be begun not later than whichever is the later of the following dates - (1) the expiration of five years from the date of this permission; or (2) the expiration of two years from the date of the certificate of final approval of the reserved matters, or in the case of approval on different dates, the date of the certificate of final approval of the last such matter to be approved. Reasons: (a) The application was submitted as an outline application in accordance with the provisions of Article 3(1) of the Town and Country Planning (General Development Procedure) Order 1995 (b) and (c) In accordance with the provisions of Section 92 of the Town and Country Planning Act, 1990.

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.

The dwelling hereby approved shall not be occupied until water efficiency measures have been installed to ensure the potential consumption of wholesome water by persons occupying the new dwelling does not exceed 110 litres per person per day, in accordance with 36 (2)(b) of Part G of Schedule 1 and Regulation 36 of the Building Regulations 2010 (as amended), and these measures shall be maintained as such thereafter. Reason: To improve the sustainability of the dwellings in accordance with Chapter 15 of the National Planning Policy Framework.

The development hereby permitted shall not be commenced until an Allocation Certificate has been submitted to and approved in writing by the Local Planning Authority which addresses the additional nutrient input arising from the development within the fluvial catchment area upstream of the Somerset Levels and Moors Ramsar site and on the same hydrological pathway. The Allocation Certificate shall be a written certificate issued by the phosphate credit provider confirming the allocation of the full phosphate credit requirement generated by the development, thereby mitigating the additional nutrient load imposed on the Somerset Levels and Moors Ramsar site by the development when fully occupied enabling the local planning authority to conclude on the basis of the best available scientific evidence that such additional nutrient loading will not have an adverse effect on the integrity of the protected site, having regard to the conservation objectives for the site. Reason: To ensure that the proposed development is phosphate neutral in perpetuity in accordance with policy EQ4 of the Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity as well as Chapter 15 of the National Planning Policy Framework.

Where external lighting is to be installed, prior to the installation, a lighting design for bats, following Guidance Note 08/23 - bats and artificial lighting at night (ILP and BCT 2023), shall be submitted to and approved in writing by the Local Planning Authority. The design shall show how and where external lighting will be installed. Lux levels should be below 0.5 Lux on key & supporting features or habitats. 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 populations of European protected species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

A Biodiversity Enhancement, Mitigation and Monitoring Plan (BEMMP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior to the commencement of the development. The mitigation/enhancements should be retained thereafter and should include the following: Planting native hedgerow (60m) along the southern boundary of the development site. Planting a minimum of 24 native trees and/or locally distinctive varieties of fruit trees within grassland south of the site. Installing a bee brick into each of the proposed dwellings (or garages). Installing a house sparrow nest terrace into each of the proposed dwellings (or garages). Incorporating a bat box into each of the proposed dwellings. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in paragraph 187(d) of the National Planning Policy Framework and Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

All ecological measures and/or works shall be carried out in accordance with the details contained in Section 5 of the Update Preliminary Ecological Appraisal (JH Ecology April 2025). Written confirmation of the works shall be provided by the supervising ecologist to the Local Planning Authority within one week of the operations. Photographs of the installed biodiversity enhancement features shall be provided to the Local Planning Authority prior to occupation. Reason:  In the interest of the strict protection of European protected species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.