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.

Details/samples of the roofing materials and of the materials to be used in the construction of the external walls shall be approved in writing by the local planning authority before any work above dpc level. The scheme shall thereafter be implemented in accordance with the approved details. Reason: In the interests of the character and visual amenities of the area.

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 parking and street furniture shall be constructed and laid out in accordance with details to be submitted to and 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 proper planning.

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 proper planning.

The areas allocated for parking and turning for existing occupiers on the submitted plan shall be provided before the occupation of the first dwelling hereby permitted. The areas allocated for parking and turning for future occupiers on the submitted plan shall be provided before the occupation of each associated dwelling hereby permitted. All parking and turning spaces 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 and previously approved. Reason: In the interests of proper planning.

There shall be no obstruction to visibility greater than 600mm above adjoining road level within the splay areas having co-ordinates of 2.4m ('x') by 43m to the north and south of the proposed access (measured to nearside carriageway edge) at the junction of the proposed estate road with Taunton Road. Such visibility splays shall be fully provided before works commence on the development hereby permitted and shall thereafter be maintained at all times. Reason: In the interests of highways safety.

All the recommendations of the Approved Travel Plan shall be implemented in accordance with the timetable therein. Thereafter the development shall operate the Approved Travel Plan or any variation of the Travel Plan agreed in writing by the Local Planning Authority. Reason: In the interests of sustainability.

Prior to the commencement of development, including any site clearance, groundworks or construction (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 shall be submitted to and approved in writing by the Local Planning Authority. The approved plan, and any subsequent amendments as may be agreed in writing by the Local Planning Authority, shall be complied with during the construction of the development. Reason: To safeguard residential amenity in accordance with policies D24 and D25 of the Sedgemoor Local Plan 2011-2032.A pre-commencement condition is required to safeguard residential amenity.

Prior to the commencement of development, including any site clearance, groundworks or construction (save such preliminary or minor works that the Local Planning Authority may agree in writing), a Construction Environmental Management Plan (CEMP) to manage the impacts of construction on wildlife and ecology shall be submitted to and approved in writing by the Local Planning Authority. The approved plan, and any subsequent amendments as may be agreed in writing by the Local Planning Authority, shall be complied with during the construction of the development. Reason: To safeguard biodiversity in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032. A pre-commencement condition is required to safeguard residential amenity.

The works shall not in any circumstances commence unless the Local Planning Authority has been provided with either: a) A copy of the licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 authorising the development to go ahead; b) A copy of a letter from Natural England confirming that the works fall within the remit of a Bat Mitigation Class Licence (WML-CL21) and that the site has been registered in accordance with the class licence; c) A statement in writing from the licensed bat ecologist to the effect that he/she does not consider that the specified development will require a licence. Works potentially affecting bats will then proceed under the supervision of the licensed bat ecologist; Reason: To ensure that the Local Planning Authority fulfils its legal duty of strict protection of European Protected Species: A pre-commencement condition is in the interest of the strict protection of European Protected Species and in accordance with Sedgemoor District Council Local Plan Policy D20.

Works shall not in any circumstances commence until: A) The provision of one bat box (specification shall be agreed by the applicant and the licenced bat ecologist) to provide an immediate roosting location to accommodate any discovered bat(s) will be hung on the existing building adjacent to the site at a minimum height of 5 metres and under supervision of a licensed bat ecologist. Any such box will be maintained in-situ thereafter; B) Photographs of the installed features will be submitted to by the Local Planning Authority prior to the commencement of any other operational development. Reason: To ensure that the Local Planning Authority fulfils its legal duty of strict protection of European Protected Species: A pre-commencement condition in to ensure the strict protection of European Protected Species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

Prior to development above dpc level, a lighting design for bats, following Guidance Note 08/18 Bats and artificial lighting in the UK (ILP and BCT 2018), 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 (including through the provision of technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats from commuting and foraging. The design should accord with Step 5 of Guidance Note 08/18, including submission of contour plans illustrating Lux levels. Lux levels should be below 0.5 Lux on the identified commuting routes. All external lighting shall be installed in accordance with the specifications and locations set out in the design prior to first occupation of any dwelling hereby permitted, and these shall be maintained thereafter in accordance with the design. Under no circumstances should any other external street lighting or lighting in the public realm be installed without prior consent from the Local Planning Authority. Reason: In the interests of biodiversity and the protection of European Protected Species in accordance with National Planning Policy Framework 2021, ODPM Circular 06/2005 and Sedgemoor District Council Local Plan Policy D20.

Notwithstanding the submitted details, before the development is commenced, a landscape planting scheme incorporating the required biodiversity mitigation measures in the submitted Preliminary Ecological Appraisal and Further Bat Surveys Reports by Seasons Ecology comprising the following shall be submitted to and approved in writing by the local planning authority. For the avoidance of doubt this shall include: • Any new fencing (including garden fencing) must have accessible hedgehog holes, measuring 13cm x 13cm to allow the movement of hedgehogs into and out of the site; • Six Schwegler 1SP Sparrow terraces or similar will be installed (under supervision of a competent ecologist) on new homes under the eaves and away from windows on the north elevations; • Installation of four standard bird boxes on to suitable retained or replacement trees on site, facing east or north, at a height above 3m; • At least one bat box such as Schwegler 1FD or Schwegler 2F (or similar) is to be integrated on to one of the new houses to compensate for loss of the roost. The alternative roost location should be positioned to face south, south-west or south-east, with entrances positioned as high as possible off the ground (ideally at least 5 metres), avoiding being over windows and doors and free of dense vegetation; • Where the landscaping scheme allows, all new trees and shrubs planted on site should be from local native provenance; • A bee brick built into the wall about 1 metre above ground level on the south or southeast elevation of four dwellings. Please note bee bricks attract solitary bees which do not sting; • Planting of four fruiting trees, including apple of local native provenance; Verification, including photographs of the installed features shall be submitted to and approved in writing by the Local Planning Authority prior to first occupation of any of the dwellings hereby permitted. The approved biodiversity mitigation and enhancement measures shall be implemented prior to the first occupation of any of the dwellings hereby permitted and shall thereafter be retained and maintained. The landscape planting shall be carried out within twelve months from the date of commencement of the development. The trees/shrubs shall be protected and maintained, and dead or dying trees/shrubs shall be replaced to the satisfaction of the local planning authority for a period of five years following their planting. Reason: In the interests of biodiversity and visual amenity in accordance with Sedgemoor District Council Local Plan Policies D2 and D20 and the aims of National Planning Policy Framework paragraph 187. A pre-commencement condition is required to ensure the details are approved and implemented in a timely manner in the interests of proper planning.

A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens, shall be submitted to and approved by the local planning authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use. The landscape management plan shall be carried out as approved. Reason: In the interests of the character and visual amenities of the area and in the interests of biodiversity.

Prior to the commencement of the development hereby permitted the following details shall be submitted to and approved in writing by the local planning authority: finished floor levels (FFLs) for each dwelling (which shall not be below 7.50 AOD in areas of flood risk), roadways and the public open space ; confirmation of signing up to EA's Early Flood Warning Service; submission of an Evacuation Plan; and details of flood resistant and resilient construction measures. Thereafter the scheme shall be occupied in accordance with the approved details, which shall be retained and maintained. Reason: To ensure the safety of future occupiers and safeguard the amenities of neighbouring occupiers in accordance with Sedgemoor District Council Local Plan Policies D1 and D25. A pre-commencement condition is necessary in the interests of proper planning.

Prior to the commencement of development, a Sustainability Statement shall be submitted to and approved in writing by the local planning authority. This statement shall set out the various sustainable actions/ technologies (including renewable or low carbon energy, water and energy conservation, waste minimisation and recycling, electric vehicle charging points etc.) that are to be adopted in the development. Once agreed the development shall be carried out in accordance with the agreed details and retained and maintained thereafter. Reason: To ensure sustainable development in accordance with Sedgemoor District Council Local Plan Policies S1, S4, S5. A pre-commencement condition is necessary to ensure measures are designed in and not retrofitted.

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. (ii) 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 adopted Sedgemoor Local Plan Policy D24 and Section 15 of the NPPF.

Within six weeks of planned vegetative clearance or groundworks commencing, a survey for badger setts will be carried out by an experienced ecologist. The results of these surveys will be reported to Local Planning Authority and subsequent actions or mitigation agreed in writing prior to the commencement of vegetative clearance or groundworks. Where a Natural England licence is required a copy will be submitted to the Local Planning Authority prior to works affecting the badger resting place commencing Reason: In the interests of protected species. A pre-commencement condition is necessary to safeguard badgers from the outset of the development, to comply with the Protection of Badgers Act 1992 and in accordance with Sedgemoor District Council Local Plan Policy D20.