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.

a. The holiday accommodation hereby approved shall be occupied as holiday accommodation only and shall not be occupied as a person's sole or main residence. b. The site operators and owners shall maintain an up to date register of the names of all guests, and evidence of their main home addresses, and shall make this information available at all reasonable times to the local planning authority. Reason: The proposal is located within the area designated as countryside in CO1 of the Local Plan 2011-2032 where new residential development is strictly controlled and in accordance with Local Plan 2011-2032 Policy D17.

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, or insertion of new or enlargement of existing window or door openings, or erection of any new building or means of enclosure within the application site without the prior written approval of the local planning authority by submission of a planning application. Reason: In the interest of visual amenity in accordance with Sedgemoor Local Plan 2011-2032 Policy D2.

The access as agreed shall be constructed in accordance with the agreed details prior to first occupation and retained as such in perpetuity unless agreed in writing by the Local Planning Authority. At the proposed access there shall be no obstruction to visibility greater than 600 millimetres above adjoining road level within the visibility splays shown on the submitted plan (Drawing No 1114-26-05 Rev. A). Such visibility splays shall be constructed prior to the commencement of the development hereby permitted and shall thereafter be maintained in perpetuity. Reason: In the interests of highway safety in accordance with D14 of the Sedgemoor Local Plan 2011-2032.

No development shall take place, including any demolition works, until a construction management plan or construction method statement has been submitted to and approved in writing by the Local Planning Authority. The approved plan/statement shall be adhered to throughout the demolition/construction period. The plan/statement shall provide for: • 24-hour emergency contact number; • Hours of operation; • 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); • Routes for construction traffic including use of local road network, and full details of any temporary construction access points and/or haul roads; • Locations for loading/unloading and storage of plant, waste and construction materials; • Method of preventing mud being carried onto the highway; • 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; Methods of communicating the Construction Management Plan to staff, visitors and neighbouring residents and businesses. Reason: To minimise the impact of construction on the local highway network, residential amenity, and public safety, in accordance with Policy D13 and D14 of the Sedgemoor Local Plan 2011-2032 and the National Planning Policy Framework (NPPF).

The Development hereby permitted shall not be occupied until all parking spaces for the development and properly consolidated and surfaced turning spaces for vehicles have been provided and constructed within the site in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority. Such parking and turning spaces shall be kept clear of obstruct. Reason: In the interests of highway safety in accordance with D14 of the Sedgemoor Local Plan 2011-2032.

The development hereby permitted must not be occupied or utilised until precise technical details of electric vehicle charging points and parking bays are submitted to and agreed in writing by the Local Planning Authority. Each charging point should be at least 7kW, an untethered connection i.e. only a socket without a built in cable, and capable of Mode 3 charging. The approved scheme must be constructed before the development is occupied or utilised and, thereafter, must be maintained, kept free from obstruction and available for the purpose specified in perpetuity. Reason: In the interests of highway safety in accordance with D14 of the Local Plan 2011-2032.

Any entrance gates erected shall be hung to open inwards or sliding, shall be set back a minimum distance of 6 metres from the highway edge and shall thereafter be maintained in that condition in perpetuity. Reason: In the interests of highway safety in accordance with D14 of the Sedgemoor Local Plan 2011-2032.

Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such provision shall be installed prior to development above damp-proof course level and thereafter maintained in perpetuity. NOTE: Any systems provided for the purposes of draining the site shall be constructed and maintained privately until such time as the drainage is adopted. At no point will this Authority accept private infrastructure being connected into highway drainage systems. Consent from the riparian owner of any land drainage facilities affected, that are not within the developer's title, will be required for adoption. Reason: To safeguard the long-term maintenance and operation of the proposed system to ensure development is properly drained in accordance with the NPPF.

Prior to the installation of any external lighting, a lighting design for bats and other light sensitive species, following Guidance Note 08/23 - bats and artificial lighting at night (ILP and BCT 2023), or any subsequent update or replacement guidance recognised as best practice within the industry at the time of submission of the design, 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 light sensitive species using their territory. The design must include submission of contour plans illustrating appropriate lux levels in response to ecological constraints. 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. 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

Bats Working Method Statement (WMS) – Tiles and roof panels will be removed in a vertical rather than horizontal sliding motion. Soffits and masonry will be dismantled using a 'soft' approach taking care with cavity walls where present. All site workers will be vigilant at all times and in the very unlikely event that a bat is found, then works must stop immediately and advice should be sought from Crossman Associates or Natural England (telephone number 0300 0603900). Prior to the start of works it is recommended that the builder / contractor is provided with a toolbox talk. The toolbox talk will cover basics such as bat biology and what action they should take in the event of an un-expected discovery of a bat during works. The toolbox talk should be delivered by a suitable qualified ecologist and can be conducted via a telephone call. Confirmation of the works having been undertaken accordingly by the licensed bat ecologist should be submitted to the Local Planning Authority within one week of completion.  Reason: To ensure the strict protection of European protected species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity

Prior to the commencement of roof renovation / works a thorough search should be carried to check if birds are nesting or have dependant young. The eaves of the roof should be especially scrutinised (gutter line). If birds are found to be nesting or rearing young, then works must be delayed until all young have left the nest. Reason: To ensure the strict protection of European protected species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity

As enhancement and compensation measures, and in accordance with National Planning Policy Framework (NPPF), please apply the following conditions to any planning permission granted. 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: It is recommended that 1 number Habibat bat box (type 001) is installed on the new western gable. The bat box ideally should be placed beneath the eaves or on gable ends and away from windows and doors and ideally should be fitted in a location that gives bats immediate access to foraging habitat. A southerly / westerly elevation is desirable, but not essential, in this situation the new western gable provides a suitable location, however the final placement should be done in consultation with a suitably qualified ecologist. New nesting opportunities should be provided for the local bird population with a particular emphasis on house sparrows (which have suffered significant decline) and it is recommended that 2 number in-built / surface mounted sparrow nest boxes are fitted. Sparrow nest boxes are ideally fitted below eaves and away from windows and doors. Suitable models include the Schwegler 1SP and a model produced by Vivara, both are suitable for surface mounting as well as integral mounting. Both models are strong, durable, long lasting and available in brown or stone colour. The nest boxes are best fitted on a north or east elevation and away from windows and doors. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in Policy N2 of the National Planning Policy Framework

A Habitat Management and Monitoring Plan (HMMP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior to the commencement of the development. The content of the HMMP shall include details of how the onsite habitat(s) being created for BNG will be managed for 30 years in accordance with the Biodiversity Gain Plan, and must include the following details: Description and evaluation of features to be managed. Ecological trends and constraints on site that might influence management. Aims and objectives of management. Appropriate management options for achieving aims and objectives. Prescriptions for management actions. Preparation of a work schedule (for implementation, management, and monitoring). Details of the body or organization responsible for implementation of the plan. On-going monitoring and remedial measures, contingency, and enforcement arrangements. Specification of the contents which the HMMP must include in order to demonstrate it as deliverable, adequately resourced and funded. The approved plan will be implemented in accordance with the approved details. Reason: To ensure that Biodiversity Net Gain targets will be appropriately managed and monitored and to minimise the risk of failure.

The Biodiversity Gain Plan to be submitted to the Local Planning Authority in accordance with Paragraphs 13 and 14 of Part 2 of Schedule 7A of the Town and Country Planning Act 1990 shall be broadly in accordance with the approved Biodiversity Gain Statement [Crossman Associates16 April 2026]. Reason: To ensure that the strategy for meeting the Biodiversity Net Gain requirements for the development does not change significantly following the grant of planning permission and to minimise the risk of significant post-permission viability issues arising due to Biodiversity Net Gain issues

Subject to exemptions and transitional arrangements, the effect of Paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that every planning permission granted for the development of land in England is deemed to have been granted subject to the condition '(the biodiversity gain condition') that development may not begin unless: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan. The planning authority for the purposes of determining whether to approve a Biodiversity Gain Plan is Somerset Council. Commencing development which is subject to the biodiversity gain condition without an approved Biodiversity Gain Plan could result in your development becoming subject to enforcement action. The Biodiversity Gain Plan must be submitted in writing, no earlier than the day after this planning permission has been granted and must be broadly in accordance with the approved Biodiversity Gain Statement submitted with the planning application. The Biodiversity Gain Plan must set out how the biodiversity gain objective of at least a 10% gain will be met for the development granted planning permission. It must contain a number of matters to enable the planning authority to determine whether the biodiversity gain objective has been met. There is a standard Biodiversity Gain Plan government template available to complete which brings together many of these matters into one document.