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.

If any unforeseen contamination is found during excavations, the Local Planning Authority shall be notified immediately. Where remediation is deemed necessary by the Local Planning Authority, a remediation scheme shall be submitted to and approved in writing by the Local Planning Authority and then implemented in accordance with the submitted details. Reason: 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 receptors both onsite and offsite, in accordance with Policies D24 and D25 of the Sedgemoor Local Plan and section 11 and 15 of the National Planning Policy Framework.

Works to any of the buildings shall not in any circumstances commence unless the Local Planning Authority has been 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 statement in writing from the licensed bat ecologist to the effect that he/she does not consider that the specified development will require a licence. Reason: This condition is pre-commencement to ensure the protection of bats, the condition is imposed in the interests of the strict protection of European protected species and in accordance with policy D20 of the Sedgemoor Local Plan

Works will not commence until: a) Construction operatives have been inducted by a licensed bat ecologist to make them aware of the possible presence of bats, their legal protection and of working practices to avoid harming bats. Written confirmation of the induction will be submitted to the Local Planning Authority by the licensed bat ecologist within one week of the toolbox talk. b) Six Bat Box to provide a suitable alternative roosting location, to accommodate any discovered bat(s), will be hung on a suitable tree or building on or adjacent to the site at a minimum height of 4 metres as directed by a licensed bat ecologist. Any such boxes will be maintained in-situ thereafter. c) Works potentially affecting bats will then proceed under the supervision of the licensed bat ecologist. Reason: A pre-commencement condition is required to ensure the strict protection of European protected species and in accordance with policy D20 of the Sedgemoor Local Plan.

Prior to the first occupation of the dwelling hereby permitted the following mitigation/enhancement measures shall be installed in accordance with details set out within the Redstone Ecology - Preliminary Bat and Bird Survey Report dated March 2026: Eight integrated bat boxes or similar will be built into the structure away from windows or artificial light on the east or north east elevation of the new dwelling. A cluster Six integrated bird boxes will be installed to include house sparrow and starling terraces above ground level on the north facing elevation of the new dwelling. Provision shall be made for nesting swallows, for example within a structure providing shelter, such as an open fronted log store with the provision of five artificial nest cups within or bespoke box attached to a north facing wall.Ple dE Reason: In the interests of the Favourable Conservation Status of populations of European protected species and provision of bio-diversity enhancements on the site in accordance with policy D20 of the Sedgemoor Local Plan.

No demolition of buildings or structures that may be used by breeding birds shall take place between 1st March and 30th September inclusive, unless a competent ecologist has undertaken a careful, detailed check for active birds' nests immediately before the vegetation is cleared or works to or demolition of buildings commences and provides written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the Local Planning Authority by the ecologist. In no circumstances should netting be used to exclude nesting birds. Reason: In the interests of nesting wild birds and in accordance with policy D20 of the Sedgemoor Local Plan

Prior to the installation of any external lighting, a 'lighting design for bats' 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 or having access to their resting places. 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 protected species and in accordance with policy D20 of the Sedgemoor Local Plan

No development shall commence on site until details of the following measure to protect against flood risk have been submitted to and agreed in writing by the Local Planning Authority: Ground floor levels to be set at a minimum of 300mm above existing ground levels. Flood emergency evacuation plan to be agreed. The dwelling shall have a minimum of two storeys to allow safe refuge. Reason: In the interests of protection against and mitigate the effects of flood risk.