Approval of the details of the access, 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 access, 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 [five] years from the date of this permission, or before the expiration of [two] 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.

The dwelling hereby permitted shall be planned, built and first occupied in an accordance with the definition of "self-build and custom house building" as defined in the Self-build and Custom House building Act 2015 (as amended by the Housing and Planning Act 2016).  Reason: In the interest of the dwelling house being occupied as a self-build development and as a Statutory exemption development in respect of the biodiversity gain condition under paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 and paragraph 17 of Schedule 7A of the Town and Country Planning Act 1990 and the Biodiversity Gain Requirements (Exemptions) Regulations 2024.

No development shall commence, including site clearance, groundworks or construction, unless a Construction Environmental Management Plan (CEMP) to manage the impacts of construction during the life of the works, has been submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the CEMP shall, amongst other things, include:- a) Measures to regulate the on-site routing of construction traffic; b) The importation of spoil and soil on site; c) The removal /disposal of materials from site, including soil and vegetation; d) The location and covering of stockpiles; e) Details of measures to prevent mud from vehicles leaving the site and must include wheel- washing facilities; f) Control of fugitive dust from earthworks and construction activities; dust suppression measures; g) Noise and Vibration control plan (which includes control methods) to include mitigation measures as defined in BS 5528: Parts 1 and 2: 2009 'Code of practice for noise and vibration control on construction and open sites' shall be used to minimise noise or vibration disturbance from construction works; h) A waste disposal policy (to include no burning on site); i) Measures for controlling the use of site lighting whether required for safe working or for security purposes; j) Details of any site construction office, compound and ancillary facility buildings; k) Specified on-site parking for vehicles associated with the construction works and the provision made for access thereto; l) 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. M) Prevention of nuisance caused by radios, alarms, PA systems or raised voices And shall confirm: That noise generating activities shall not occur outside of the following hours: o Mon - Fri 08:00-18:00 o Sat 08:00 -13:00 o All other times, including Sundays, Bank and Public Holidays there shall be no such noise generating activities. 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 ensure that safe operation of the highway and minimise the effect of noise, odour and dust from the construction phase of development on occupiers of nearby properties in the interests of residential amenity and sustainable development, in accordance with Policies D24 and D25 of the Sedgemoor Local Plan 2011-2032 and Chapter 15 of the NPPF. This is a pre-commencement condition because any initial construction or demolition works could have a detrimental impact upon highway safety and/or residential amenity

Due to the nature of farms, former uses on the site etc there shall be a watching brief for potential contamination and assess for visual and olfactory evidence of contamination during any groundworks. If any unforeseen contamination is found during excavations, the Local Planning Authority shall be notified immediately. Where remediation is deemed necessary by the Local Planning Authority, a remediation scheme shall be submitted to and approved in writing by the Local Planning Authority and then implemented in accordance with the submitted details. In accordance with NPPF (2024) Paragraph 197, where a site is affected by contamination or land stability issues, responsibility for securing a safe development rests with the developer and/or landowner. Reason: To ensure that the land is suitable for the intended uses and to ensure that the development can be carried out safely without unacceptable risks to human health, controlled waters and other receptors both onsite and offsite, in accordance with Policies D24 and D25 of the Sedgemoor Local Plan 2011-2032 and section 11 and 15 of the National Planning Policy Framework.

The development shall be carried out in accordance with the submitted flood risk assessment (ref Flood Risk Assessment by Shattock Associates Dated January 2025) and the following mitigation measures it details: • Finished floor levels shall be set no lower than 11.95 mAOD. (300mm freeboard). • First floor level will act as a safe refuge. • Flood Resilience measures. • Electrical sockets located a minimum of 450mm above finished floor levels. These mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the scheme's timing/ phasing arrangements. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development. Reasons:To reduce the risk of flooding to the proposed development and future occupants in accordance with Policy D1 of the Sedgemoor Local Plan 2011--2032.

Where external lighting is to be installed, prior to construction above damp-proof course level, 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. Internal lighting should be recessed where installed in proximity to windows and blinds should be fitted to reduce glare and light spill (Institution of Lighting Professionals & the Bat Conservation Trust 2018). Reason: In the interests of the 'Favourable Conservation Status' of populations of European protected species and in accordance with Policy D20 of the Sedgemoor Local Plan 2011-2032.

Retained hedgerows and trees shall be protected from mechanical damage, pollution incidents and compaction of roots in accordance with BS5837:2012 during site clearance works, groundworks and construction and to ensure materials are not stored at the base of trees, hedgerows and other sensitive habitats. Photographs of the measures shall be submitted to the Local Planning Authority prior to the commencement of any vegetative clearance or groundworks. The measures shall be maintained throughout the construction period. Reason: In the interests of European and UK protected species and biodiversity generally and in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032.

As enhancement and compensation measures, and in accordance with National Planning Policy Framework (NPPF), the following will be incorporated into the site proposal with photographs of the installed features submitted to the Local Planning Authority prior to first occupation: a. The installation of a minimum of two bird boxes around the site boundaries or on buildings will provide additional nesting habitat for birds e.g. Schwegler No 17 Swift Nest Box, Schwegler 1SP Sparrow Terrace, Schwegler 1B Nest Boxes, Schwegler 2H Robin Boxes, Woodstone Nest Box, Or a similar alternative brand. Tree boxes should be positioned approximately 3m above ground level where they will be sheltered from prevailing wind, rain and strong sunlight. Small-hole boxes are best placed approximately 1-3m above ground on an area of the tree trunk where foliage will not obscure the entrance hole. Swift and sparrow boxes should be positioned at the eaves of a building and can be incorporated into the fabric of the building during construction. b. Installation of 1 X schwegler bat box (or similar if unavailable), purchased or built, on either the north end gable or to a mature tree on site, facing south or west, at a height above 3m. c. Installation of 1 X A bee brick d. All new shrubs must be high nectar producing to encourage a range of invertebrates to the site, to provide continued foraging for bats. The shrubs must also appeal to night-flying moths which are a key food source for bats. The Royal Horticultural Society guide, 'RHS Perfect for Pollinators, www.rhs.org.uk/perfectforpollinators' provides a list of suitable plants both native and non-native.Where the landscaping scheme allows all new trees planted on site should ideally be from local native stock, such as field maple, ash, hornbeam, dogwood, spindle and beech. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in paragraph 193 of the National Planning Policy Framework 2024.

No individual dwelling hereby approved shall be occupied until the optional requirement for potential consumption of wholesome water by persons occupying that dwelling in Part G of Schedule 1 and Regulation 36 of the Building Regulations 2010 of 110 litres per person per day has been complied with. Reason: To improve the water efficiency and sustainability of the dwellings in accordance with Policy S5 of the Sedgemoor Local Plan 2011-2032 and the National Planning Policy Framework (2024).

Prior to the development of either of the dwellings hereby approved reaching above damp course level, full details of both hard and soft landscape works shall be submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. If within a period of 5 years from the date of the planting of any tree/plant, that tree/plant or any tree/plant planted in replacement for it, is removed, uprooted or destroyed or dies (or becomes in the opinion of the Local Planning Authority seriously damaged or defective) another tree/plant of the same species and size as that originally planted shall be replanted in the first available planting season unless the Local Planning Authority agrees in writing to any variation. Reason: Landscaping is considered essential in order to preserve and enhance the visual amenities of the locality in accordance with Policy D19 of the Sedgemoor Local Plan 2011-2032.

Prior to the first occupation of either dwellings hereby approved, a Flood Warning and Evacuation Plan shall be submitted to and approved by the Local Planning Authority. Such Plan shall be implemented and followed for all time thereafter. Reason: To safeguard occupants from flood risk in accordance with Policy D1 of the Sedgemoor Local Plan 2011-2032.