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.

The dwelling hereby permitted shall be planned, built and first occupied in an accordance with the definition of 'self-build and custom housebuilding' as defined in the Self-build and Custom Housebuilding Act 2015 (as amended). The dwelling hereby permitted shall be first occupied by the applicants, Geoff Frost and Rebecca Frost, as their sole or main residence. Reason: Development in this location is only considered acceptable on the basis that it meets an identified local need for self or custom build development in accordance with Sedgemoor Local Plan 2011-2032 Policies CO2 and D9.

The development hereby permitted shall be carried out in accordance with the following approved documents: 1) shadow Habitats Regulation Assessment (sHRA) dated 18/04/2023 2) Nutrient Neutrality Assessment and Mitigation Strategy (NNAMS) EnvirEn, 16/06/2023 document reference (340151 NNAMS) Reason: in order to ensure that the provision of satisfactory drainage and avoid pollution of the environment with specific regard to the Somerset Levels and Moors Ramsar Site and associated potential impat on ecology. This is a condition precedent because it is necessary to undersatnd the drainage scheme in detail prior to any initial construction works which may prejudice the foul drainage strategy in accordance with Sedgemor Local Plan 2011-2032.

Prior to the commencement of development (including any vegetative clearance), a construction environmental management plan shall first be submitted to and approved in writing by the Local Planning Authority. The CEMP shall include the following: a) risk assessment of potentially damaging construction activities b) Identification of biodiversity protection zones to include root protection areas of all trees and hedgerows to be retained c) practical measures (to include both physical measures and sensitive working practices) to avoid or reduce the impacts of habitats and species d) the location and timing of sensitive works to avoid harm to biodiversity features e) the times during construction when specialist ecologists need to be present on site to oversee work f) responsible persons, lines of communication and written notification of operations to the local planning authority g) the role and responsibilities on site of an ecological clerk of works or similarly competent person h) use of protective fences, exclusion barriers and warning signs i) ongoing monitoring, including compliance checks by a competent person(s) during construction immediately post-completion of construction works j) risk assessment to ensure that the works do not result in surface water run off of silt, concrete, fuel, chemicals or oil entering the watercourses The approved CEMP shall be adhered to and implemented throughout construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. Reason: in the interests of European and UK protected species, UK priority species and habitats listed on s41 of the Natural Environmental and Rural Communities Sct 2006 and in accordance with policy D20 Sedgemoor District Council Local Plan 2011-2032

Prior to commencement of development, the Local Planning Authority shall be 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; or b) a copy of a letter from Natural England confirming that the works fall within the remit of a Bat Mitigation Licence (WML-CL21) and that the site has been registered in accordance with the class licence; or c) a statement in writing from the licensed bat ecological to the effect that they do 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 European Protected Species and in accordance with Sedgemoor Local Plan D20

A detailed landscape plan to include the new orchard planting shall be submitted to and approved in writing by the local plannng authority. The approved landscaping scheme shall be implemented no later than the end of the first planting season following first occupation of the dwelling hereby permitted. All landscape areas shall be protected and maintained, and any trees or plants which, within a period of five years from the completion of the planting, die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of a similar size and species Reason: in the interest of ensuring that development sites are appropriately landscaped and that biodiversity enhancements are secured in accordance with policies D2, D9, D19 and D20 Sedgemoor Local Plan 2011-2032.

Prior to first occupation of the development hereby permitted, a detailed management plan shall be submitted to and approved in writing by the Local Planning Authority. The maintenance plan shall include: a) details of management arrangements to ensure the package treatment plan and treatment train adheres to the Nutrient Neutrality Assessment and Mitigation Strategy (NNAMS) provided by EnvirEn on 16/06/2032 and the shadow Habitats Regulation Assessment (sHRA) dated 18/04/2023 b) details of ongoing annual monitoring arrangements c) confirmation of permit arrangements with the Environment Agency The development shall be carried out in accordance with the maintenance plan in perpetuity Reason: in the interest of the integrity of a European site, the Favourable Conservation Status of populations of European Protected Species and UK protected species, UK priority and habitats listed on s41 of the Natural Environment and Rural Communities Act 2006, and in accordance with Sedgemoor Local Plan D20 Biodiversity and Geodiversity and chapter 15 of NPPF 2021.

Prior to the installation of any external lighting, 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 shall 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 using their territory. 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 potential bat commuting routes (hedgerows). All external lighting shall be installed only in accordance with the specifications set out within the approved plan and design. Under no circumstances shall any other lighting be installed without the prior consent from the Local Planning Authority. Reason: in the interests of the favourable conservation status of populations of European Protected Species and in accordance with Sedgemoor Local Plan D20.

Prior to first occupation of the development hereby permitted, the following mitigation/enhancement measures shall be installed within the application site and shall thereafter be retained and maintained: 2 x schwegler 1FF or 2FN (or similar woodstone) bat boxes shall be mounted at least 4m about ground level on either the south or west facing elevations, and boxes aimed at different species should be spaced at least 2m apart 2 x standard bid boxes shall be mounted on a mature tree within the applcation site or on the development hereby permitted at a height above 3m. The ideal position for bird boxes is north facing (followed by north east, and then east, if no other aspects are possible). Under no circusmtances should south of west elevations be used, and boxes aimed at different species shall be spaced at least 2m apart. Reason: in order to ensure that biodiversity enhancements are secured through development and in accordance with Sedgemoor Local Plan policy D20.

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 the development hereby permitted, including any additions or alterations to the roof, within the application site without the prior written approval of the local planning authority. Reason: In the interest of visual amenity in accordance with Adopted Sedgemoor Local Plan Policies D2 and D9.

No development shall take place above damp proof course level until samples of the materials to be used on the external surfaces of the building hereby approved, to include windows, doors, walls, roof, and boundary treatments have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved materials. Reason: In the interests of visual amenity in accordance with Sedgemoor Local Plan 2011-2032 Policies D2 and D9.

Prior to the first occupation of the new dwelling hereby permitted, the following works to the existing dwelling, currently known as The Grange shall be completed: 1. removal of the rear balcony 2. removal of the conservatory 3. erection of a suitable boundary treatment to delineate the two plots. The details of the boundary treatment shall first be submitted to and agreed in writing by the Local Planning Authority as an approved material. Reason: to ensure that there is no unacceptable loss of privacy or overlooking between the existing and proposed dwelling in the interests of the amenity of existing and future occupiers and in accordance with policy D25 Sedgemoor Local Plan 2011-2032.

Prior to first occupation of the dwelling hereby permitted: a. The potential consumption of wholesome water by persons occupying the dwelling in Part G of Schedule 1 and Regulation 36 of the Building Regulations 2010 of 110 litres per person per day shall be complied with; and b. A notice specifying the calculated consumption of wholesome water per person per day (that complies with the above) shall be given to the appropriate Building Control Body and a copy of the said notice provided to the Local Planning Authority. Reason: To ensure that the provision of satisfactory drainage and avoid pollution of the environment with specific regard to the Somerset Levels and Moors Ramsar Site and associated potential impact on ecology.  This is a condition precedent because it is necessary to understand the drainage scheme in detail prior to any initial construction works which may prejudice the foul drainage strategy in accordance with Sedgemoor Local Plan 2011-2032 policies D20 and D24.