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 occupation of the dwelling shall be limited to a person solely or mainly working, or last working, in the locality in agriculture or in forestry, or a widow or widower of such a person, and to any resident dependants. Reason: This development is only acceptable in the locality because of the established functional need.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, or any statutory instruments revoking or re-enacting the Order with or without modification, the prior written permission of the local planning authority shall be obtained for any extensions or alterations to the dwelling by the submission of a planning application. Reason: In the interests of the character and appearance of the building and the future affordability of the dwelling in accordance with Policy D2 and D11 of Sedgemoor District Council's Local Plan.

Prior to the occupation of the development provision of a minimum of 0.035ha. of phosphate mitigation habitat comprising orchard planting of at least 9 fruit trees shall be provided and retained. The location of the treatment orchard, and planting specification will be in accordance with the details set out in the Nutrient Neutrality Assessment and Mitigation Strategy (HalpinRobbins, 2 May 2023) and the Shadow Habitats Regulation Assessment (HalpinRobbins, 17 January 2024) as submitted. Reason: To ensure that the proposed development is phosphate neutral in perpetuity in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity as well as the Chapter 15 of the National Planning Policy Framework 2024.

No building or use hereby permitted shall be occupied until the Package Treatment Plant has been installed in accordance with the details set out within the Nutrient Neutrality assessment and Mitigation Strategy [author, date and version history inserted] including the provision made for maintenance and monitoring. Written confirmation of the installation should be submitted to the Local Planning Authority. Thereafter, the Package Treatment Plant shall be maintained and monitored in perpetuity in accordance with the details approved for the lifetime of the development. Reason: In order to ensure 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 in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity as well Chapter 15 of the National Planning Policy Framework 2024.

Should the Package Treatment Plant hereby approved reach the end of its operational life during the lifetime of the proposed development, it must be replaced with an alternative Package Treatment Plant of equivalent or greater efficiency. Reason: To ensure that the proposed development is phosphate neutral in perpetuity in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity as well as Chapter 15 of the National Planning Policy Framework 2024.

A lighting design for bats and other light sensitive species in accordance with Guidance Note 08/23 - bats and artificial lighting at night (ILP and BCT 2023) shall be submitted as part of any reserved matters application. The lighting design will be provided by a suitably qualified lighting professional and must demonstrate that lux levels will be below 0.2 lux on the horizontal plane, and at or below 0.4 lux on the vertical plane of all hedgerows, through submission of contour plans illustrating lux levels. The design shall show how and where 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 using their territory. The design will also review the potential for light spill from internal lighting and include mitigation measures such as the installation of physical barriers, recessed internal luminaires, light limiting glazing where internal lighting has the potential to cause light spill onto sensitive habitats. All 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. Reason: In the interests of the 'Favourable Conservation Status' of populations of European protected species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

As part of any reserved matters application and prior to the commencement of any site works (including demolition, ground works, vegetation clearance) a construction environmental management plan (CEMP: Biodiversity) must be submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) will be informed by further and/or updated surveys where necessary and shall include the following: a) Risk assessment of potentially damaging construction activities. b) Identification of 'biodiversity protection zones'. c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts to 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 works. f) Responsible persons, lines of communication and written notifications of operations to the Local Planning Authority. g) The role and responsibilities on site of an ecological clerk of works (ECoW) 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 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, unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the 'Favourable Conservation Status' of populations of European and UK protected species, UK priority species and habitats listed on s41 of the Natural Environment and Rural Communities Act 2006 and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

Prior to occupation a suitable maintenance schedule for the new Graf One2Clean PTP shall be submitted and approved in writing. The performance of a PTP is reliant on it being maintained in accordance with manufacturer specifications, therefore Natural England advises that a suitable long-term maintenance strategy is put in place to satisfy the competent authority that the system will be appropriately managed during its operational life, and that its eventual replacement with a new model of equal or greater efficiency in Phosphorous removal will be ensured, and that this is enforceable. The details should be agreed and outlined in the Appropriate Assessment, and this should be appropriately secured in any planning permission. It is advised that consideration is given to site compliance checks, monitoring, securing corrective measures and replacement facilities, as necessary. Reason: To ensure that the proposed development is phosphate neutral in perpetuity in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity as well as Chapter 15 of the National Planning Policy Framework 2024.

The dwelling hereby approved shall not 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 Paragraphs 139, 159 and 180 of the National Planning Policy Framework.