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.

Rooflights shall be of a 'conservation' type, not projecting above the plane of the existing roof. They shall have a surround of a dark matt finish. Precise specifications of the proposed rooflights shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The proposed rooflights shall exactly match the approved details. Reason: The pre-commencement condition is necessary to safeguard the character and appearance of the curtilage protected barns and to safeguard the setting of Edithmead Farmhouse, a Grade II listed building.

A representative sample of the proposed zinc roofing, any new roof tiles and ridge tiles and any new bricks or stone shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The proposed materials used shall exactly match the approved samples. Reason: The pre-commencement condition is necessary to safeguard the character and appearance of the curtilage protected barns and to safeguard the setting of Edithmead Farmhouse, a Grade II listed building.

The proposed rainwater goods shall be constructed out of cast metal and finished in a matt black colour. Reason: To safeguard the character and appearance of the curtilage protected barns and to safeguard the setting of Edithmead Farmhouse, a Grade II listed building.

Details of the proposed windows, doors and timber cladding to a minimum scale of 1:10 including elevations, horizontal and vertical cross sections with larger scale details of any glazing bars or other elements to sufficiently describe the proposed units shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The proposed windows and doors shall be constructed in strict accordance with the approved details. Reason: The pre-commencement condition is necessary to safeguard the character and appearance of the curtilage protected barns and to safeguard the setting of Edithmead Farmhouse, a Grade II listed building.

A detailed schedule of all external finishes shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The external finishes shall be carried out in strict accordance with the approved details. Reason: The pre-commencement condition is necessary to safeguard the character and appearance of the curtilage protected barns and to safeguard the setting of Edithmead Farmhouse, a Grade II listed building.

Development other than that required to be carried out as part of an approved scheme of remediation shall 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, • 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: 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

Prior to the first occupation of the proposed dwelling hereby approved, a Habibat bat roost type 001 will be installed and maintained under the apex of the south west elevation of the converted building. Reason: To ensure the development contributes to enhancing biodiversity where possible as set out in the National Planning Policy Framework.

No removal of hedgerows, trees or shrubs shall take place between 1st 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

The windows and doors shall be of timber construction, symmetrical opening and with reveals of at least 90mm. Reason: To safeguard the character of the building and the surrounding area.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order), the prior written permission shall be obtained for any additions or extensions or new openings to the buildings or for the erection of any building, structure, or other enclosure to be constructed or placed on any part of the application site. Reason: To safeguard the character of the building and the surrounding area.

Plans to show the method of enclosure for the curtilage of the dwelling shall be submitted to and approved in writing by the local planning authority prior to the development being commenced. The approved scheme shall be implemented before any dwelling to which it relates is occupied. Reason: In the interests of visual amenity.

The area allocated for parking and turning on the submitted plans, drawing number 0649.P.006 shall be kept clear of obstruction and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted. Reason: In the interest of highway safety.

Any entrance gates erected shall be hung to open inwards, shall be set back a minimum distance of 6 metres from the highway edge and shall thereafter be maintained in that condition at all times. Reason: In the interest of highway safety.

The proposed development shall be served by a new access constructed in accordance with Drg No: 0649.P.006 before the barns are first occupied. Reason: In the interest of highway safety.

There shall be no obstruction to visibility greater than 900 millimetres above adjoining road level in advance of lines drawn 2.4 metres back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 43m either side of the access. Such visibility shall be fully provided before the development hereby permitted is occupied and shall thereafter be maintained at all times. Reason: In the interest of highway safety.

Prior to the use of the new access hereby approved commencing, the access over at least the first 6 metres of its length, as measured from the edge of the adjoining carriageway, shall be properly consolidated and surfaced (not loose stone or gravel)and once constructed, the access shall thereafter be maintained in that condition at all times. Reason: In the interest of highway safety.

Prior to commencement of development an Arboricultural Method Statement and a tree protection plan, defining fenced root protection areas, shall be submitted to and agreed by the local planning authority. All demolition and construction works shall be carried out in accordance with the approved Arboricultural Method Statement. Reason: A pre-commencement condition is required to ensure that operations can be undertaken with minimal risk of adverse impact on the retained trees.

No materials or plant shall be stored within defined root protection areas. No builder's huts shall be placed, fires lit, liquids tipped, and rubbish dumped within the root protection areas. No underground services shall be located within the RPA without the prior written consent of the local planning authority. Reason: To safeguard the retained trees from root damage

All tree pruning works shall be carried out in accordance with BS3998: 2010 (Recommendation for tree works). Reason: In the interests of good arboricultural practice.

A landscape planting scheme shall be submitted to and approved by the local planning authority prior to the completion of the development. The landscaping shall be carried out in accordance with the agreed details in the first planting season following the completion of the development. The planting shall be protected and maintained, and any trees or plants which die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with stock of a similar size and species unless the LPA has given its written consent to a variation. Reason: To mitigate for the tree and shrub removal, in the interests of amenity and biodiversity.