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.

No groundworks within 5m of any of the ditches on site may commence until either: a) The Local Planning Authority has been provided with a copy of a licence issued by Natural England pursuant to the Wildlife and Countryside Act 1981 (as amended) authorising the development to go ahead; or b) The Local Planning Authority is provided with a statement in writing from an experienced water vole ecologist confirming that he/she does not consider that the specified works require a licence. Reason: To safeguard protected species in accordance with policy D20 of the Sedgemoor Local Plan.

No modification or removal of ditches D2 and D3 (in accordance with the Phase 1 Habitat Plan (Clarkson & Woods, 2021)) may commence until a second water vole survey has been carried out between July and September 2022. Thereafter the Local Planning Authority will be provided with either: a) A copy of a licence issued by Natural England pursuant to the Wildlife and Countryside Act 1981 (as amended) authorising the development to go ahead; or b) A statement in writing from an experienced water vole ecologist confirming that he/she does not consider that the specified works require a licence. Reason: To safeguard protected species in accordance with policy D20 of the Sedgemoor Local Plan.

No development shall take place (including demolition, groundworks, or 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: • Risk assessment of potentially damaging construction activities. • Identification of 'biodiversity protection zones', i.e. retained ditches that are used by water voles. • Practical measures to avoid or reduce impacts during construction in the form of a set of method statements for ecological receptors. • The location and timing of sensitive works to avoid harm to biodiversity features. • The times during construction when specialist ecologists need to be present on site to oversee works. • Responsible persons, lines of communication and written notifications of operations to the Local Planning Authority. • The role and responsibilities on site of an Ecological Clerk of Works (ECoW) or similarly competent person. • Use of protective fences, exclusion barriers and warning signs. 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: To safeguard protected species in accordance with policy D20 of the Sedgemoor Local Plan.

A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior to the commencement of the. The content of the LEMP shall include the following: • 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, including details on how the grassland in the 'wildlife area' will managed in a wildlife friendly manor and not intensive. • Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). • Details of the body or organization responsible for implementation of the plan. • On-going monitoring and remedial measures. The LEMP shall also include details of how the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. Reason: To safeguard protected species in accordance with Policy D20 of the Sedgemoor Local Plan.

Prior to the installation of any external lighting, a 'lighting design for bats', including amenity and security lighting shall be submitted to and approved in writing by the local planning authority. The strategy shall be informed by up to date information regarding how the site is being used by bats and shall show how through the choice of light units  and the provision of a lighting and contour plan and technical specifications how the site will be lit so as  not disturb or prevent bats using their territory or having access to their breeding sites and resting places. Once approved all external lighting shall be installed in accordance with the approved details and shall be maintained thereafter in accordance with the agreed design.  Reason: To prevent light pollution in the interests of visual amenity and to safeguard the biodiversity of the site and European protected species in accordance with policies D20 and D24 of the Sedgemoor Local Plan.

The development hereby approved shall not be brought into use until measures for the enhancement and protection of biodiversity have been installed in accordance with details that have been submitted to and approved in writing by the Local Planning Authority. Such enhancement measures shall include:- Planting of 120m of native species-rich hedgerow Planting of 17x native trees. Species diversity is encouraged. Native marginal and aquatic planting along and within the proposed pond, ideally of preference to water vole. Any new fencing must have accessible hedgehog holes, measuring 13cm x 13cm to allow the movement of hedgehogs into and out of the site. Once installed such measures shall be retained at all times thereafter unless otherwise agreed in writing by the local planning authority. Reason: To safeguard and promote biodiversity in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032.

Notwithstanding the landscape specification indicated on the approved drwaing no.21/123/1002, before the development is brought into use, a landscape planting scheme shall be submitted to and approved in writing by the local planning authority and shall be carried out within nine months from the date of commencement of use. The trees/shrubs shall be protected and maintained, and dead or dying trees/shrubs shall be replaced to the satisfaction of the local planning authority for a period of five years following their planting. Reason: In the interests of visual amenity.

Details of the roofing materials and of the materials to be used in the construction of the external walls shall be approved in writing by the local planning authority before work on the building hereby approved reaches damp proof level. The development shall be carried out in accordance with the agreed details. Reason: In the interests of visual amenity.

Before the building hereby approved is first brought into use, the paking area shown on the approved drawing no. 21/123/1002 shall be properly consolidated and surfaced, shall remain available to and shall not be used other than for the parking of vehicles in connection with the development hereby permitted. Reason: To ensure that there is adequate space within the site for the parking of vehicles clear of the highway.