Approval of the details of the 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.

Before the development hereby permitted commences, a written scheme for the disposal of foul waste shall be submitted to the local planning authority. No part of the development shall be brought into use until the drainage system has been constructed in accordance with the approved scheme. Reason: A pre-commencement condition to minimise any risk of harm to human health and the environment

Prior to occupation of approved buildings, suitable and sufficient waste storage facilities for refuse and recycling shall be provided for the safe and secure on-site storage of waste derived from the business/flats to ensure that no detriment to amenity arises from the accumulation of waste, smell, flies or vermin. A scheme detailing the provisions to be made for the safe storage of waste must be submitted to and approved by the LPA and shall be maintained for the life of the approved development. Reason: To protect the amenity of the locality, especially for people living and/or working nearby, in accordance with local planning policy

No demolition/construction work (other than internal fitting out works) or deliveries to and from the site shall take place outside the hours of 07:00 to 18:00 Mondays to Fridays, 08:00 to 13:00 on Saturdays, with the exception of specific works which shall have been agreed in advance and in writing by the local planning authority and shall include details of the task, the date and duration of works. No works to take place on Sunday and Public Holidays. No external night-time works will occur during the construction phase. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway

There shall be no burning of waste on the site during any construction or demolitions works. . Reason: To safeguard local residents from smoke nuisance.

No work shall commence on the development site until an access to serve the development has been carried out in accordance with a design and specification to be approved in writing by the Local Planning Authority and to be fully implemented in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority. Reason: A pre-commencement condition in the interests of highway safety in accordance with Policy D14 of the Sedgmoor Local Plan.

There shall be no obstruction to visibility greater than 600mm above adjoining road level within the splay areas shown on Drawings 003 Access Visibility Splay. Such visibility splays shall be fully provided before works commence on the development hereby permitted and shall thereafter be maintained at all times Reason: A pre-commencement condition in the interests of highway safety in accordance with Policy D14 of the Sedgemoor Local Plan.

Plans showing a parking area for the development in line with the Somerset Parking Strategy shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. These areas shall be properly consolidated before dwellings are occupied and shall not be used other than for the parking of vehicles in connection with the development hereby permitted. Development shall be carried out in accordance with the approved plans. Reason: A pre-commencement condition to ensure the development is served by adequate levels of parking in accordance with Policy D14 of the Sedgemoor Local Plan.

The proposed estate roads, footways, footpaths, tactile paving, cycleways, bus stops/bus lay-bys, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins. For this purpose, plans and sections, indicating as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority. Reason: In the interests of highway safety in accordance with Policy D14 of the Sedgemoor Local Plan.

A Condition Survey of the existing public highway shall be carried out and agreed with the Highway Authority (via the Local Planning Authority) prior to any works commencing on site, and any damage to the highway occurring as a result of this development is to be remedied by the developer to the satisfaction of the Local Planning Authority once all works have been completed on site. Reason: A pre-commencement condition in the interests of highway safety in accordance with Policy D14 of the Sedgemoor Local Plan.

The development hereby permitted shall not commence until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority (in consultation with Somerset County Council). The plan shall include construction vehicle movements, construction operation hours, construction vehicular routes to and from site, construction delivery hours, expected number of construction vehicles per day, car parking for contractors, specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice and a scheme to encourage the use of public transport amongst contractors. The development shall be carried out strictly in accordance with the approved Construction Management Plan. Reason: A pre-commencement condition in the interests of highway safety and the amenity of nearby properties in accordance with Policies D14 and D25 of the Sedgemoor Local Plan.

The proposed roads, including footpaths 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 footpath and carriageway to at least base course level between the dwelling and existing highway. Reason: To ensure each dwelling is served by a suitably safe access in accordance with Policy D14 of the Sedgemoor Local Plan.

No work shall commence on the development site until a drainage scheme for the site showing details of gullies, connections, soakaways and means of attenuation on site has been submitted to and approved in writing by the Local Planning Authority. The drainage works shall be carried out in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority. Reason: A pre-commencement condition in the interests of appropriate surface water management within the site in accordance with Policy D1 of the Sedgemoor Local Plan.

The dwellings hereby permitted shall include the following: A second storey for safe refuge. A flood emergency plan to be agreed. Reason: In the interests of the flood risk to the site and the safety of the development in accordance with Policy D1 of the Sedgemoor Local Plan.

Before the development is commenced a landscape planting scheme including confirmation of trees to be planted, those to be retained/replaced and enhancement of border planting to the boundaries of the application site (including the boundaries of properties on Old Bristol Road) 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 the development. 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: A pre-commencement condition in the interests of visual amenity in accordance with Policy D2 of the Sedgemoor Local Plan.

Any external lighting shall be installed as follows and retained as such thereafter: Security lighting activated by movement sensor with a time limit switch; Lighting designed to minimise light spill beyond the required target; Lighting directed into the site, away from hedgerows and tree canopies; Use of narrow spectrum lights with no UV content; Use of low level bollard lighting along the margins of roads and parking/turning areas; Use of low pressure sodium or warm white LED lights. Reason: In the interests of precautionary mitigation in relation to external lighting and light averse bat species should be adopted to retain the function of the hedgerow and tree canopies along the boundaries of the site in accordance with Policy D20 of the Sedgemoor Local Plan.

Prior to the development hereby permitted commencing a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the plan approved. Reason: A pre-commencement condition in the interests of preventing damage and pollution in accordance with Policy D20 of the Sedgemoor Local Plan.

Before the development hereby permitted is occupied the following shall be provided within the development in accordance with the recommendations within the Western Ecology Preliminary Ecological Appraisal dated July 2021: 3no. Vivara Pro Seville Birdbox (or similar) afixed to trees along the site boundaries. 3no. bat tubes fitted to the dwellings. 3no. bee bricks 1 to 2 meters above the ground level of any south elevation. Confirmation that the above has been installed shall be submitted to and approved in writing by the Local Planning Authority and the above mitigation and enhancement measures shall be retained on site, as such, thereafter. Reason: In the interests of providing biodiversity mitigation and enhancements in accordance with Policy D20 of the Sedgemoor Local Plan.

A surface watermanagement and maintenance plan shall be submitted to and approved in writing by the Local Planning Authority before the development hereby permitted is commenced. The plan to be be provided shall contain the following details: what the surface water drainage system is, how it works, what are the maintenance requirements how these requirements will be met detail who has the responsibilities. any surface water discharges arising from development on the site should be minimised by use of good SUDs practices such that ultimate discharge does not exceed the existing greenfield rate. no development (including landscape planting) should take place within 9m of the crest of a viewed rhyne or 6m of an ordinary watercourse unless alternative maintenance methods are agreed. The works shall be carried out in accordance with the approved details and retained as such thereafter. Reason: A pre-commencement condition in the interests of the management of surface water and the existing water network in accordance with Policy D1 of the Sedgemoor Local Plan.

Prior to its installation, design details of the proposed culvert shall be submitted to and approved in writing by the Local Planning Authority. The culvert shall be installed in accordance with the approved details and retained as such thereafter. Reason: To ensure the culvert is installed to an appropriate design in accordance with Policy D1 of the Sedgemoor Local Plan.

The existing trees on site as identified within the Aboricultural Survey Report dated 30 August 2021 shall not be lopped, topped, felled or removed prior to the submission of a Reserved Matters application. Reason: In order to further assess the suitability of the existing trees as a feature of the development site in accordance with Policy D19 of the Sedgemoor Local Plan.

Prior to the erection of any dwelling on site hereby permitted the finished floor levels of the dwellings shall be submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the details as agreed. Reason: In the interests of flood risk in accordance with Policy D1 of the Sedgemoor Local Plan.