Approval of the details of the appearance, landscaping, layout and scale (hereinafter called "the reserved matters") shall be obtained from the local planning authority in writing before any development is commenced. Plans and particulars of the reserved matters referred to above, relating to the appearance, landscaping, layout and scale, shall be submitted in writing to the local planning authority and shall be carried out as approved. Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission. The development hereby permitted shall be begun either before the expiration of 5 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is the later. Reasons: 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.

A site-wide Design Code shall be submitted to the local planning authority with the first reserved matters application and approved in writing prior to the approval of the first reserved matters application. Such code shall be generally in accordance with the submitted parameter plans ('Building Heights Parameters Plan' drawing 17110.412 Rev I; and 'Land Use, Access and Movement Plan' 17110.411 Rev G) and the design principles outlined in the Design Strategies and drawings listed in Schedule B and shall detail the phasing of the development.   Thereafter the development will be constructed in accordance with the agreed site-wide Design Code, unless a new Design Code for each subsequent phase of development is submitted to and agreed by the local planning authority in conjunction with the reserved matters application for that phase. Reason: To ensure the site is developed in a coherent and comprehensive manner in accordance with Policy B3 of the Sedgemoor District Local Plan and the adopted East Bridgwater Development and Design Principles Document – Feb 2018.

No dwelling hereby approved shall be occupied until a measures only travel plan has been submitted to an agreed in writing by the local planning authority. The travel plan shall set out the measures by which alternative means of travel to the private motor car will be promoted and the time scale for the implementation and duration of the travel plan. Once approved such measures shall be fully implemented In accordance with the approved details. Reason:- To promote sustainable travel options in accordance with policy D14 of the Sedgemoor Local Plan 2011 to 2032.

No development hereby approved which shall interfere with or compromise the use of footpath BW 3/1 shall take place until a path diversion/extinguishment order has been made and confirmed and the diverted route made available to the satisfaction of the Local Planning Authority. Reason: In the interest of the safety of users of the right of way in accordance with policy D14 Sedgemoor Local Plan 2011-2032.

With the exception of site clearance and preparation, no development shall take place until the new roundabout on Westonzoyland Road and main vehicle access to the site has been installed and operational in accordance with details to be submitted to and approved in writing by the local planning authority. Such details shall be generally in accordance with the details shown on drawing No. PHL-104C and development hereby permitted shall be carried out in accordance with approved details. Reason: In the interest of highways safety in accordance with policy D14 Sedgemoor Local Plan 2011-2032.

The proposed estate roads, footways, footpaths, tactile paving, cycleways, bus stops/bus lay-bys, 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 interest of highways safety in accordance with policy D14 Sedgemoor Local Plan 2011-2032.

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 interest of highways safety in accordance with policy D14 Sedgemoor Local Plan 2011-2032.

The submission of all reserved matters applications for the layout of the development shall include details of cycleway and foot path permeability. Such details shall show permeability and links to existing development and to existing foot and cycle paths. Reason: In the interest of sustainable development in accordance with policies D13 and D14 9 of the Sedgemoor Local Plan 2011-2032.

Part A - Internal Noise Standards No dwelling hereby permitted shall be occupied until a scheme to mitigate against road traffic noise has been submitted to, and approved in writing by, the Local Planning Authority that demonstrates how the internal living spaces will not exceed the following maximum noise criteria: Location 07.00-23.00 23.00-07.00 Maximum Level Maximum level Living Room 35 dB LAeq,16hr Dining Room / Area 40 dB LAeq,16hr Bedroom 35 dB LAeq,16hr 30 dB LAeq,8hr < 10 events >45 dB LAmax,F The scheme shall detail all necessary elements of the mitigation including: site layout, floor plan layout, building envelope construction, glazing and ventilation. The scheme shall include calculations showing the source noise levels, the attenuation characteristics of the building element or barrier and the resultant noise levels in the relevant internal spaces. The scheme shall be implemented in full prior to occupation of any dwelling hereby approved. Part B - External Noise Standards No dwelling hereby permitted shall be occupied until a scheme to mitigate against road traffic noise has been submitted to, and approved in writing by the Local Planning Authority that demonstrates how the private external amenity spaces for the dwellings will achieve a maximum noise criteria of 55 dB LAeq,16hr. The scheme shall include calculations showing the source noise levels, the attenuation characteristics of mitigation features and the resultant noise levels in the relevant external spaces. Reason: To safeguard local residents from undue noise and disturbance in accordance with policies D2 and D25 of the Sedgemoor Local Plan 2011-2032.

No dwelling hereby permitted shall be occupied until a certificate, to be provided by a suitably qualified acoustic engineer, has been provided to demonstrate that it has been constructed so as to meet all the internal noise criteria requirements set out in condition 10 Part A. Reason: To safeguard local residents from undue noise and disturbance in accordance with policies D2 and D25 of the Sedgemoor Local Plan 2011-2032.

No dwelling hereby approved shall be occupied until a bund/acoustic barrier, of a minimum height of 6 metres above surrounding ground level, has been provided along the length of the boundary adjoining the M5 in accordance with details to have been submitted to and approved in writing by the local planning authority. Such details shall include the method of construction of the bund, the specification and finish of any acoustic barrier to be installed onto of the bund, the landscaping of the bund and a maintenance regime detailing the management of the bund and setting out those responsible for the management and maintenance. The approved bund once installed shall be maintained in accordance with the approved details at all times thereafter so as to achieve the noise levels specified in the Table above. Reason: To safeguard local residents from undue noise and disturbance and in the interests of visual amenity in accordance with policies D2 and D25 of the Sedgemoor Local Plan 2011-2032.

The finished floor levels of the dwellings hereby approved shall be set no lower than 6.5m AOD. Reason: To ensure the risk of flooding is reduced in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

All reserved matters applications shall include details of finished floor levels for all associated infrastructure including but not limited to roads, sub stations and pumping stations. Once approved such details shall be fully implemented as part of the development. Reason: To ensure the risk of flooding is reduced in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

All reserved matters applications for the dwellings hereby approved shall include details of flood resilience measures to be incorporated in the proposed dwellings. Once approved such measures such be fully implemented as part of the development.   Reason: To ensure the risk of flooding is reduced in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

The development hereby approved shall not be occupied until a sustainable surface water drainage scheme has been implemented in accordance with details that have been submitted to and approved in writing by the local planning authority. Such scheme shall include measures to prevent the run-off of surface water onto the highway. Reason: To ensure the development is properly drained in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

No development approved by this permission shall be occupied or brought into use until a scheme for the future responsibility and maintenance of the surface water drainage system has been submitted to and approved by the Local Planning Authority. The approved drainage works shall be completed and maintained in accordance with the details agreed. Reason: To ensure the development is properly drained in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

No dwelling hereby approved should be occupied unless a flood warning and evacuation plan has been submitted to an agreed in writing by the local planning authority. Such approved plan shall be made available to all first time occupiers. Reason: To reduce the residual risk of flooding to the proposed development and future users in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

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 in the local highways network and local residents 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: In the interests of highways safety and to safeguard residential amenity in accordance with policies D13, D24 and D25 of the Sedgemoor Local Plan 2011-2032.

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: Biodiversity) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following: Risk assessment of potentially damaging construction activities. Identification of 'biodiversity protection zones'. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements) to biodiversity on site, including habitats (trees, hedgerows, waterbodies, rhynes and ditches) and protected species (bats, birds, badgers and water voles), followed by appropriate mitigation, as required. The location and timing of sensitive works to avoid harm to biodiversity features. The times during construction when specialist ecologists need to be present on site to oversee works. Responsible persons, lines of communication and written notifications of operations to the Local Planning Authority The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person Use of protective fences, exclusion barriers and warning signs. Ongoing monitoring, including compliance checks by a competent person(s) during construction and immediately post-completion of construction works. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. Reason: To safeguard biodiversity in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032. This is necessary as a pre-commencement condition as the development of the site needs to be informed by measures to protect biodiversity.

A report will prepared by the Ecological Clerk of Works, or similarly competent person, certifying that the required mitigation and compensation measures identified in the CEMP (biodiversity), Biodiversity Chapter of the Environmental Statement (Chapter 8) and Appendix 8.5 – Ecology Technical Appendix have been completed to their satisfaction, and detailing the results of site supervision and any necessary remedial works undertaken or required, shall be submitted to the Local Planning Authority for approval before occupation of each phase or sub-phase of the development or at the end of the next available planting season, whichever is the sooner. Any approved remedial works shall subsequently be carried out under the strict supervision of a professional ecologist following that approval. Reason: To safeguard biodiversity in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032.

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 to 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 - v above and shall make that information available to the local planning authority at all reasonable times upon request. Reason: To promote opportunities for the local population in accordance with policy D15 of the Sedgemoor Local Plan 2011-2032.

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 and, if necessary, remediation strategy shall then be undertaken and submitted to and agreed in writing by the local planning authority prior to any further work on that part of the site. Thereafter the development shall be carried out in accordance with the agreed details. Reason: To ensure that any risks from land contamination are minimised in accordance with policy D25 of the Sedgemoor Local Plan 2011-2032.

Before the commencement of the development hereby permitted a Written Scheme of Investigation (WSI) shall be submitted to and approved in writing by the local planning authority. Such WSI shall include provision for geophysical surveying, trial trenching and paleoenvironmental assessment generally in accordance with the submitted Archaeological Impact and Mitigation Statement (AIMS). The development hereby permitted shall be carried out in accordance with the approved WSI. Reason: To safeguard the archaeological potential of the site in accordance with policy D26 of the Sedgemoor Local Plan 2011-2032.

Following the completion of the archaeological investigations agreed by the approved Written Scheme of Investigation details of the results of trenching, surveying and the assessment, along with any works to investigate further and a timescale for doing so, shall be submitted to and approved in writing by the local planning authority. Once approved the additional investigations shall be carried out in accordance with the approved details. Reason: To safeguard the archaeological potential of the site in accordance with policy D26 of the Sedgemoor Local Plan 2011-2032.

No building shall be occupied until the site archaeological investigation has been completed and post-excavation analysis has been initiated in accordance with Written Scheme of Investigation approved under the previous condition and provision made for analysis, dissemination of results and archive deposition has been secured in accordance with details that have been submitted to and agreed in writing by the local planning authority. Reason: To safeguard the archaeological potential of the site in accordance with policy D26 of the Sedgemoor Local Plan 2011-2032.

Prior to the installation of any external lighting in the public realm, a 'lighting design for bats' shall be submitted to and approved in writing by the local planning authority. The strategy shall be informed by up to date information regarding how the site is being used by bats and shall show how through the choice of light units and the provision of a lighting and contour plan and technical specifications, the site will be lit so as not to disturb or prevent bats using their territory or having access to their breeding sites and resting places. Once approved all external lighting in the public realm shall be installed in accordance with the approved details and shall be maintained thereafter in accordance with the agreed design. Reason: To prevent light pollution in the interests of visual amenity and to safeguard the biodiversity of the site and European protected species in accordance with policies D20 and D24 of the Sedgemoor Local Plan.

A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and be approved in writing by, the local planning authority prior to first occupation of the development. The content of the LEMP shall include the following:- Description and evaluation of features to be managed. Ecological trends and constraints on site that might influence management. Aims and objectives of management. Appropriate management options for achieving aims and objectives. Prescriptions for management actions. Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). Details of the body or organization responsible for implementation of the plan. On-going monitoring and remedial measures. The LEMP shall also include details of the mechanisms by which the long-term implementation of the plan will be secured by the developer with the management body 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 approved plan shall be implemented in accordance with the approved details. Reason: To safeguard and enhance biodiversity in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032.

Prior to the commencement of any demolition or commencement of construction activity on site all retained hedgerows and trees shall be protected from mechanical damage, pollution incidents and compaction of roots in accordance with details that have been submitted to and approved in writing by the local planning authority. Such details shall accord with BS5837:2012. Thereafter during site clearance works, groundworks and construction no materials shall be stored within the protected areas. Reason: To ensure adequate protection for the retained trees and hedges for the duration of the development in accordance with policy D20 of the Sedgemoor local Plan 2011-2032. This is necessary as a pre-commencement condition as the development of the site needs to be informed by measures to protect the retained trees and hedges.

Prior to the commencement of development, including vegetative clearance or groundworks, a survey for badger setts shall be carried out by an experienced ecologist. The results of these surveys will be reported to the 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: To safeguard the favourable conservation status of protected species in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032. This is necessary as a pre-commencement condition as the development of the site needs to be informed by measures to safeguard protected species.

Works to the watercourse located in proximity to the access road which links to Dunwear Lane shall not commence unless the Local Planning Authority has been provided with either: a copy of the licence issued by Natural England pursuant to the Wildlife and Countryside Act 1981 (as amended) authorising the development to go ahead; or a statement in writing from an experienced water vole ecologist to the effect that he/she does not consider that the specified development will require a licence. Reason: A pre-commencement condition is necessary in the interest of the strict protection of UK protected species and in accordance with Sedgemoor Local Plan: Policy D20 - Biodiversity and Geodiversity.

Each reserved matters application shall include measures for the enhancement and protection of biodiversity which shall include:- Bat boxes Bird boxes Bee bricks Species rich planting Hedgehog friendly fencing to incorporate accessible hedgehog holes, measuring 13cm x 13cm to allow the movement of hedgehogs through the site Thereafter no dwelling shall be occupied unless the features proposed for it have been installing in according with the approved plans and any planting shall be carried out in accordance the times for planting as agreed through the approval of the landscaping. Reason: To safeguard and enhance biodiversity in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032.