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.

Prior to commencement of the development hereby approved, there shall be submitted for the written approval of the Local Planning Authority details of phasing for implementation of the development hereby permitted. The development shall thereafter be carried out in accordance with the approved details. Reason: A pre-commencement condition is necessary to ensure that there is a clear and phased framework for the development so that the development is carried out in a comprehensive, sustainable and coherent manner.

No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following: a) Risk assessment of potentially damaging construction activities. b) Identification of biodiversity, species and habitat protection zones. c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements) to habitats and species. d) Risk avoidance measures to protect habitat features 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. e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons, lines of communication and written notifications of operations to the Local Planning Authority. h) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. i) Use of protective fences, exclusion barriers and warning signs. j) Ongoing monitoring, including compliance checks by a competent person(s) during construction and immediately post-completion of construction works. k) Any additional species licences that are required must be disclosed and the granted licence(s) attached. 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 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.

No development shall commence, including site clearance, groundworks or construction, unless a Construction Environmental Management Plan (CMP) 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 CMP 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 n) Hours of operation o) Locations for loading/unloading and storage of plant, waste and construction materials; p) Any necessary temporary traffic management measures; q) Arrangements for turning vehicles; r) Arrangements to receive abnormal loads or unusually large vehicles; s) Methods of communicating the Construction Management Plan to staff, visitors and neighbouring residents and businesses. 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: This is a pre-commencement condition 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 D13, D14, D24 and D25 of the Sedgemoor Local Plan and Chapter 15 of the NPPF.

(1) INVESTIGATION AND RISK ASSESSMENT No development shall commence until an investigation and risk assessment of the nature and extent of contamination on site and its findings have been submitted to and approved in writing by the Local Planning Authority. This assessment shall be undertaken by a competent person, and shall assess any contamination on the site, whether or not it originates on the site. The assessment shall consider all previous uses and shall be conducted in accordance with the Environment Agency's 'Land Contamination Risk Management (LCRM)'. The assessment and written submission shall include: (i) a survey of the nature, extent and significance of any contamination; (ii) 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; (iii) an appraisal of remedial options, and proposal and justification for the preferred option(s). (2) SUBMISSION OF A REMEDIATION SCHEME No development shall commence (other than agreed works required to carry out investigations) until a detailed remediation scheme (if required under con to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, controlled waters, ecological systems, buildings and other property and sites of historical interest, has been submitted to and approved in writing by the Local Planning Authority, unless the findings of the approved investigation and risk assessment concludes that a remediation scheme is not required. The scheme shall include: (i) all works to be undertaken; (ii) proposed remediation objectives and remediation criteria; (iii) timetable of works and site management procedures and where the site is to be developed in phases, a phasing plan identifying any specific protection measures; (iv) where required, a monitoring and maintenance programme to monitor the long-term effectiveness of the proposed remediation and a timetable for the submission of reports that demonstrate the effectiveness of the monitoring and maintenance carried out. (v) where required, additional contingency measures designed to safeguard future users and receptors The remediation scheme shall be designed to 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. The development shall not commence until the approved remediation scheme has been carried out, excepting those works required to carry out remediation, or in accordance with the approved timetable of works. (3) VERIFICATION REPORTING No occupation shall commence, or where the site is subject to an already approved phasing plan, there shall be no occupation of any part of each phase, until a verification report has been submitted to and approved in writing by the Local Planning Authority, unless the findings of the approved investigation and risk assessment has confirmed that a remediation scheme is not required. The verification report shall confirm that the approved remediation has been completed and demonstrate the effectiveness of the remediation carried out. (4) REPORTING OF UNEXPECTED CONTAMINATION In the event that contamination which was not previously identified is found at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority and further development works shall cease unless alternative arrangements have been first agreed in writing with the Local Planning Authority. An investigation and risk assessment shall be undertaken and where remediation is necessary, a revised remediation scheme shall be submitted to and approved in writing by the Local Planning Authority. The revised scheme shall thereafter be implemented as approved. The requirements of this condition shall also apply if other circumstances arise during the development, which require a reconsideration of the approved remediation scheme. Reason: In order 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 off-site receptors and in accordance with Policies D24 and D25 of the Sedgemoor Local Plan and section 11 and 15 of the National Planning Policy Framework.

Prior to Commencement of Development and in accordance with BS 5837:2012 (Trees in relation design, demolition & Construction – Recommendations), temporary protective fencing shall be erected in line with root protection areas (RPA) and the temporary protective fencing shall thereafter be retained for the duration of the works. No materials, fires lit, liquids tipped, rubbish dumped or plant shall be stored within defined root protection areas. No underground services shall be located within the RPA without consent of the Local Planning Authority. Reason: This is a pre-commencement condition to ensure that the health and stability of the retained trees and hedgerows is maintained and that operations can be undertaken with minimal risk of adverse impact on the protected and retained trees/hedgerows in accordance with Sedgemoor Local Plan 2011-2032 policies D20 and D22.

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, 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 Policy D2.

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 (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 4 and Step 5 of Guidance Note 08/23, including submission of contour plans illustrating Lux levels. Lux levels should be below 0.2 lux on the horizontal plane, and at or below 0.4 lux on the vertical plane on the identified key & supporting horseshoe bat features and habitats, and no more than 0.5 lux on features and habitats potentially used by other bat species. 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 without prior consent from the Local Planning Authority through submission of a planning application. 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.

Prior to the commencement of works beyond damp proof course level, a landscape planting scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved planting scheme shall be implemented no later than the end of the first planting season following the first use of the development hereby approved. The proposed planting scheme shall include a detailed scaled drawing which identifies the proposed green infrastructure and includes a plant schedule and planting specification that details the proposed species, quantities, stock sizes, planting densities and spacings. Notwithstanding the submitted detail, for the avoidance of doubt the landscape scheme shall comprise a landscape masterplan which identifies the trees and hedgerows to be retained, removed, and proposed. 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 Local Plan: Policy D20 - Biodiversity and Geodiversity.

No part of the development hereby permitted shall be occupied until the new access junction and visibility splays on the submitted and approved Visibility Splays, Internal Road Widths Drg No. STN-HGN-ZZ-DR-H-5501 have been carried out in accordance with a design and specification to be submitted to and approved in writing by the Local Planning Authority and to be fully implemented in accordance with the approved details. The access and visibility splays shall include but not limited to: Visibility splays of 2.4m x 43m in both directions with no obstruction to visibility greater than 600 millimetres above adjoining A371 road level 120mm raised crossover Carriageway width of 5m Reason: In the interest of highway safety in accordance with Sedgemoor Local Plan 2011-2032 Policies D13 and D14.

No part of the development hereby permitted shall be occupied until the footbridge and footway link to the south to Holwell Lane (as shown on submitted and approved Proposed Roof & Block Plan Drg No. P01 Rev H) has been fully constructed and made available for use. Reason: In the interests of providing connectivity for pedestrians in accordance with Sedgemoor Local Plan 2011-2032 policy D13.

The proposed roads, including footways and turning spaces where applicable, shall be constructed in such a manner as to ensure that each dwelling before it is occupied shall be served by a properly consolidated and surfaced footway and carriageway to at least base course level between the dwelling and existing highway. Reason: In the interest of highway safety in accordance with Sedgemoor Local Plan 2011-2032 Policies D13 and D14.

Prior to first occupation of any dwelling hereby approved, a scheme of biodiversity enhancements shall be submitted to and approved in writing by the local planning authority. The scheme shall include: Bird boxes Hedgehog-friendly fencing Bee bricks The enhancements shall be installed prior to first occupation and retained thereafter. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in paragraph 174(d) of the National Planning Policy Framework.