The development for which full permission is 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 dwellings hereby approved in outline shall not commence until an application for the written approval of the details of the appearance, landscaping, layout and scale (hereinafter called "the reserved matters") has been submitted and approved by the local planning authority in writing. An 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 dwellings hereby permitted in outline 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 partly 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 shown as plot 01 on drg. no. PDCM:569-131 dated June 2024 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 identified as plot 01 on drg no. PDCM:569-131 shall be first occupied by the land owner, Mr Paul Athay, 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 policy D9.

The dwelling shown as plot 06 on drg. no. PDCM:569-131 dated June 2024 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 identified as plot 06 on approved drg no. PDCM:569-131 shall be first occupied by the applicant, Mr Nick Towens, 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 policy D9.

The dwellings hereby permitted as outline consent only at this stage (plots 02 - 05) on drg. no. PDCM:569-131 shall be planned, built and first occupied in accordance with the definition of 'self-build and custom housebuilding' as defined in the Self-build and Custom Housebuilding Act 2015 (as amended) and as the sole or main residence of a person on the Council's Self Build Register. 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 Policy D9 and Policy CO2 of the Sedgemoor Local Plan 2011-2032.

Prior to commencement of development a construction management plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The approved plan shall be adhered to throughout the demolition/construction period. The approved plan shall provide for the following: 24 hour emergency contact number Hours of operation. This shall include confirmation that noise generating activities shall not occur outside of the following hours: Monday to Friday 08:00-18:00 Saturday 08:00 - 13:00 All other times, including Sundays, Bank and Public Holidays there shall be no such noise generating activities Parking of vehicle of site operatives and visitors (including measures taken to ensure satisfactory access and movement for existing occupiers of neighbouring properties during construction Measures to regulate the routes for construction traffic Locations for loading/unloading and storage of plant, waste and construction materials; measures regarding the importation of spoil to the site and storage of spoil on site; the removal and disposal of materials from the site, including soil and vegetation details of measures to prevent mud being carried onto the highway including wheel washing facilities measures to protect vulnerable road users (cyclists and pedestrians) any necessary temporary traffic management measures arrangements for turning vehicles arrangements to receive abnormal loads or unusually large vehicles 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 and vibration disturbance from construction works; a waste disposal plan (which includes confirmation there will be no burning on site) measures for controlling the use of site lighting required for safe working and/or security purposes to ensure that they are sensitively located so as to avoid nuisance to neighbouring residents methods of communicating the construction management plan to staff, visitors and neighbouring residents and businesses Reason: A pre commencement condition is necessary to prevent unacceptable impact on highway safety, to prevent unacceptable pollution impacts and to protect the amenity of local residents whilst construction is ongoing. In accordance with policies D13, D14, D24 and D25 Sedgemoor Local Plan

Prior to commencement of any part of the development hereby permitted, all hedgerows and trees with potential to be impacted by works 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. The measures shall be retained throughout the construction period. Reason: a pre commencement condition is necessary in the interests of European and UK protected species and biodiversity generally and in accordance with policy D20 Sedgemoor Local Plan.

The site of the proposed development may be contaminated. Prior to commencement of development conditions A to C must 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: a survey of the extent, scale and nature of contamination; 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. 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, • archaeological sites and ancient monuments; 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: A pre commencement condition is necessary 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 in accordance with Adopted Sedgemoor Local Plan 2011-32 Policy D24.

No part of development hereby permitted shall be occupied until the new access including the junction, internal road and turning heads, visibility splays and footway link shown on drg no. PDCM-569-131 dated June 2024 Rev P2 has been fully carried out and surfaces consolidated. Once constructed, they shall thereafter be maintained in that fashion. Reason: in the interests of highway safety and providing a safe access to the development hereby consented and in accordance with policy D14 Sedgemoor Local Plan

Prior to development above damp proof course level for each of the following plots 01 and 06 as identified on approved drg no. PDCM-569-131 dated June 2024 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 will be installed including 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 in accordance with the specifications and locations set out in the design, and these shall be maintained thereafter in accordance with the design. No other external lighting shall be installed in any circumstances. 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

A landscape scheme that includes planting schedule for the habitat creation/enhancement of the northern and western boundaries shall be submitted to and agreed with the Local Planning Authority. This approved landscaping plan will be implemented no later than the end of the first planting season following first occupation of any part of the development hereby approved. 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 interests of the Favourable Conservation Status of populations of European protected species in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity, to provide net gain in accordance with paragraph 174(d) of the National Planning Policy Framework and in the interests of visual amenity in accordance with policies D2 and D19 Sedgemoor Local Plan

Prior to the commencement of the development hereby permitted under outline consent (plots 02 - 05 inclusive), details of a surface water drainage scheme based on sustainable drainage principles together with a programme of implementation and maintenance for the lifetime of the development shall be submitted to and approved in writing by the local planning authority. The drainage strategy shall ensure that surface water runoff post development is attenuated on site and discharged at a rate and volume no greater than greenfield runoff rates and volumes. Such works shall be carried out in accordance with the approved details. Reason: A pre commencement condition is necessary to ensure that the development is served by a satisfactory system of surface water drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance withpolicy D1 Sedgemoor Local Plan

Within six weeks of vegetative clearance or groundworks commencing, a survey for badger setts will 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 any further works on site taking place. Where a Natural England licence is required, a copy will be submitted to the Local Planning Authority prior to works affected any identified badger resting place commencing. Reason: To safeguard badgers from development, and in accordance with the Protection of Badgers Act 1992 and policy D20 Sedgemoor Local Plan 2011-2032

For plots 2 - 5 inclusive for which outline permission only is hereby granted, a calculation for habitat, using the most recent version of the biodiversity metric published by Defra or Natural England at the time of submission, shall be submitted to and approved in writing by the Local Planning Authority, prior to determination of any reserved matters application, demonstrating that the area of grassland removed will lead to no net loss in biodiversity as a result of the development. A plan showing the location within the site of any created or enhanced habitat types (together with details for its ongoing maintenance) shall be submitted and approved in writing alongisde the calculation. Reason: To minimise impacts on and provide net gains for biodiversity and in accordance with policy D20 Sedgemoor Local Plan

Any vegetation to be removed within the main grassland should initially be reduced to a height of 10 centimetres above ground level by hand, brashings and cuttings removed and the remainder left for a minimum period of 48 hours of fine warm weather (limited rain and wind, with temperatures of 10C or above) before clearing to minimise the risk of harming/killing any reptiles that may be present and to encourage their movement onto adjoining land. This work may only be undertaken during the period between March and October under the supervision of competent ecologist. Once cut vegetation should be maintained at a height of less than 10cm for the duration of the construction period. A letter confirming these operations and any findings will be submitted to the Local Planning Authority by the ecologist responsible. Reason: In the interests of UK protected and priority species and in accordance with Sedgemoor Local Plan Policy D20 - Biodiversity and Geodiversity

All large, glazed areas on the dwellings will be of glazing that limits light spillage so that light levels do not adversely disturb bats and other species using their territory or having access to resting places. Prior to installation of glazing for each of the dwellings hereby permitted, the details of the glazing to limit light spillage will be submitted and agreed in writing by the Local Planning Authority . The glazing will be installed as agreed. No other type of glazing shall be used to replace faulty glazing unless it achieves the same or better results in terms of light spill than the agreed specification. Reason: in the interests of the Favourable Conservation Status of populations of European protected species; a Local Wildlife Site and in accordance with Sedgemoor Local Plan: Policy D20 - Biodiversity and Geodiversity.

For each of the plots hereby granted consent, 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 and roof, together with the 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 Adopted Sedgemoor Local Plan 2011-2032 Policy D2 and Neighbourhood Plan Policy BE4.