Details of the landscaping of the site (the reserved matters) shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved. Application for approval of the landscaping of the site (the reserved matters) shall be made to the local planning authority not later than three years from the date of this decision. The development hereby permitted shall begin no later than two years from the date of approval of the landscaping of the site (the reserved matters). Reason: The application was submitted as an outline application in accordance with the provisions of Article 5(1) of the Town and Country Planning (Development Management Procedure) Order 2015. In accordance 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).

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 dwellings hereby permitted shall be constructed in accordance with the Noise Assessment Report prepared by Acute Acoustics Ltd, on behalf of Abracore Ltd (dated 11th March 2019) and so that noise levels as measured within the internal living spaces do not exceed at any time the following maximum noise criteria as set out in Table 1 below: Table 1 – maximum noise levels Location 07:00-23:00 23.00 – 07.00 Limit Limit Living Room 35 dB LAeq,16hr Dining Room/Area 40 dB LAeq,16hr Bedroom 35 dB LAeq,16hr 30 dB LAeq,8hr 45 dB LAmaxF Reason: To safeguard local residents from undue noise and disturbance in accordance with policies D2, D24 and D25 of the adopted Sedgemoor Local Plan 2011-2032.

Prior to the occupation of the dwellings, hereby permitted, air conditioning system(s) shall be installed in accordance with details that have first been submitted to and approved in writing by the local planning authority. For plots 1 to 25 inclusive this should include a Mechanical Extract Ventilation or Positive Input Ventilation system. For plots 26 to 29 inclusive such a system shall be sufficient to provide rapid cooling as well as background ventilation. In all cases the air conditioning units shall be chosen and installed so as to ensure the maximum noise criteria as set out in Table 1 in condition 3 above are not exceeded at any time. The development shall be carried out and maintained thereafter strictly in accordance with the approved details. Reason: To ensure residents have good levels of thermal comfort and to safeguard from undue noise and disturbance in accordance with policies D2, D24 and D25 of the adopted Sedgemoor Local Plan 2011-2032.

No demolition/construction work (other than completely internal fitting out) 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 Sunday and Bank Holidays. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway in accordance with policies D24 and D25 of the adopted Sedgemoor Local Plan 2011-2032.

Prior to the commencement of development, including any site clearance, groundworks or construction within each sub-phase (save such preliminary or minor works that the Local Planning Authority may agree in writing), a Construction Management Plan (CMP) to manage the impacts of construction during the life of the works, shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the CMP shall, amongst other things, include:-   Measures to regulate the routing of construction traffic; The importation and of spoil and soil on site; The removal /disposal of materials from site, including soil and vegetation; The location and covering of stockpiles; Details of measures to prevent mud from vehicles leaving the site and must include wheel- washing facilities; Control of fugitive dust from earthworks and construction activities; dust suppression Noise and Vibration control plan (which includes control methods) A waste disposal policy (stating no burning on site) Details of any site construction office, compound and ancillary facility buildings; Specified on-site parking for vehicles associated with the construction works and the provision made for access thereto A point of contact (such as a Construction Liaison Officer/site manager) and details of how complaints will be addressed, including an appropriate phone number. The details so approved and any subsequent amendments as shall be agreed in writing by the Local Planning Authority shall be complied with in full and monitored by the applicants to ensure continuing compliance during the construction of the development. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway in accordance with policies D2, D24 and D25 of the adopted Sedgemoor Local Plan 2011-2032. This matter is required to be pre-commencement and it relates to the construction phase of development

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: human health, property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, adjoining land, groundwaters and surface waters, ecological systems, archaeological 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 D24 of the adopted Sedgemoor Local Plan.

No removal of trees or shrubs shall take place between lst March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority. Reason: in the interest of nesting wild birds and in accordance with Policy D20 of the adopted Sedgemoor Local Plan

Prior to the first occupation of the development hereby approved, three double artificial house martin nests will be installed under the eaves, away from windows, and maintained on the north elevation of the rear block as shown on the site plan in accordance with details to have been submitted and approved in writing by the local planning authority in advance of their installation. Reason: To ensure the development contributes to the Government's target of no net biodiversity loss and to provide gain as set out in the National Planning Policy Framework and in accordance with Policy D20 of the adopted Sedgemoor Local Plan.

The development hereby approved shall be constructed with finished floor levels set at a minimum of 7.3mAOD or 300mm above existing ground levels, whichever is higher. Reason: To reduce flood risk to the development and future users in accordance with Policy d1 of the adopted Sedgemoor Local Plan.

Prior to the commencement of development a scheme providing details of flood resilience measures to be incorporated in the construction of the proposed development shall be submitted to, and approved in writing by, the local planning authority in consultation with the Environment Agency. The scheme shall be fully implemented prior to first occupation and subsequently maintained for the lifetime of development in accordance with the approved scheme. Reason: To reduce the residual risk of flooding to the proposed development and future users in accordance with Policy D1 of the adopted Sedgemoor Local Plan. The matter is required to be pre-commencement as flood resilience needs to be built in to the scheme form the outset.

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 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 Local Plan.

Prior to the commencement of works above dpc level on the development hereby approved, a detailed schedule of all external finishes shall be submitted to and approved in writing by the Local Planning Authority .The external finishes shall be carried out in strict accordance with the approved details and maintained as such thereafter. Reason: To safeguard the setting of the Bridgwater St John's Conservation Area and in the interests of visual amenity. This is in accordance with Policy D2 and D26 of the adopted Sedgemoor Local Plan

Prior to the first occupation of the dwellings hereby approved, the proposed bin and cycle storage shall be available for use in accordance with details of their design, appearance and construction that shall have first been submitted to and approved in writing by the local planning authority. The development shall be carried out strictly in accordance with the approved details and maintained as such hereafter. Reason: In the interests of visual amenity and to ensure they are secure. This is in accordance with Policy D2 of the adopted Sedgemoor Local Plan

Prior to the first occupation of the dwellings hereby approved a scheme for ensuring restricted private pedestrian access for residents only to prevent unauthorised access through the development via the passageways proposed between plots 16/17 and plots 4/5 and between plots 20/12 and 8/9 shall be implemented and in operation. Such a scheme shall first have been submitted to and approved in writing by the local planning authority. The development shall be carried out strictly in accordance with the approved details and maintained as such hereafter. Reason: To deter unauthorised access and prevent the potential for and/or the fear of crime and anti-social behaviour. This is in accordance with Policy D2 of the adopted Sedgemoor Local Plan.

Prior to the commencement of the development hereby approved, 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 shall have been submitted to and approved in writing by the Local Planning Authority. The drainage strategy should demonstrate a minimum of 40% betterment in terms of post development surface run off rates. The development shall thereafter be carried out strictly in accordance with the approved details prior to the first occupation of the building and thereafter retained and maintained. 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 Policy D1 of the adopted Sedgemoor Local Plan and advice within the National Planning Policy Framework. This matter needs to be agreed prior to commencement in order to ensure that drainage details are approved and implemented at the start of the development.

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 D15 of the adopted Sedgemoor Local Plan. This matter needs to be pre-commencement to secure the use of local labour during the construction phase.

Before the commencement of the development hereby permitted the applicant, or their agents or successors in title, shall have secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation (WSI) which has been submitted and approved in writing by the Planning Authority. The WSI shall include details of the archaeological excavation, the recording of the heritage asset, the analysis of evidence recovered from the site and publication of the results. The development hereby permitted shall be carried out in accordance with the approved scheme. Reason: To safeguard the archaeological potential of the site in accordance with Policy D26 of the adopted Sedgemoor Local Plan.

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 D13 and D14 of the adopted Sedgemoor Local Plan.

The areas allocated for parking and turning on the submitted plan (Drawing Number 304 P 06 B) 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 D13 and D14 of the adopted Sedgemoor Local Plan.

The proposed roads, footways, footpaths, tactile paving, cycleways, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, visibility splays, accesses, carriageway gradients, car 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 and approved in writing by the Local Planning Authority. Reason: In the interests of Highway Safety. This is in accordance with Policies D13 and D14 of the adopted Sedgemoor Local Plan.

No part of the development hereby permitted shall be occupied until the access from Rope Walk, as shown on the approved plans, has been fully implemented in accordance with the details approved under condition 21 above. Reason: In the interests of Highway Safety. This is in accordance with Policies D13 and D14 of the adopted Sedgemoor Local Plan.

Prior to the first occupation of the dwellings hereby approved, a scheme for preventing vehicular access between Rope Walk and Church Street (via Mill Lane) shall be implemented and in operation. The scheme should incorporate physical and management measures to restrict such through access as being suitable only for pedestrians and cyclists. Such a scheme shall first have been submitted to and approved in writing by the local planning authority. The development shall be carried out strictly in accordance with the approved details and maintained as such hereafter. Reason: To prevent the potential for 'rat-running' and impacts for highway safety as a result of the additional traffic movements that could arise. This is in accordance with Policies D13 and D14 of the adopted Sedgemoor Local Plan.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revising revoking and re-enacting that Order with or without modifications), there shall be no enlargement or extension of any of the dwellings hereby permitted, including any additions or alterations to the roofs, or insertion of new or enlargement of existing windows or door openings, or erection of any new building or means of enclosure within the application site without the prior written approval of the local planning authority. Reason: In the interest of the amenity of adjoining occupants and future residents to address residential amenity issues, potential noise disturbance and highway safety matters in accordance with Policies D2, and D14, D24 and D25 of the adopted Sedgemoor Local Plan.

Prior to the commencement of works above dpc level on the development a plan showing all method of enclosure within the development 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 Local Plan.