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.

The site of the proposed development may be contaminated. Development other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions A to C have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition D has been complied with in relation to that contamination. A. Site Characterisation A detailed site investigation and risk assessment must be completed in accordance with current UK guidance to assess the nature, extent and scale of any contamination on the site, whether or not it originates on the site. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The investigations, risk assessments and written reports must be approved in writing by the Local Planning Authority. The report of the findings must include: (i) a survey of the extent, scale and nature of contamination; (ii) desk study information, conceptual models, investigation methods, investigation results and interpretation and any other information required by the local planning authority to justify and appraise the report findings. (iii) 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, • archeological sites and ancient monuments; (iv) an appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. B. Submission of Remediation Scheme In cases where contamination is shown to exist a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property, the natural and historical environment and surrounding land must be prepared, and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must 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. C. Implementation of Approved Remediation Scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and approved in writing by the local planning authority. D. Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition B, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition C. E. Long Term Monitoring and Maintenance If a monitoring and maintenance scheme, to include monitoring the long-term effectiveness of the proposed remediation, is required as part of the approved remediation scheme then the monitoring and maintenance scheme will need to be approved in writing by the local planning authority. Following completion of the measures identified in that monitoring and maintenance scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority for approval. This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.

Before commencing any work on site operatives should be 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. Operatives must be made aware of the potential for bats to be present within the material of the building. A Schwegler 2F bat box to accommodate any discovered bat shall be erected on site by a licensed bat ecologist. A letter confirming the induction and the fixing of the bat box will be submitted to the local planning authority by the licensed bat ecologist. Reason: A pre-commencement condition is required in the interests of European protected species.

Prior to occupation, a 'lighting design for bats' for shall be submitted to and approved in writing by the local planning authority. The strategy shall show how and where external lighting will be installed and through the provision of technical specifications so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species 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 European protected species

No works to or demolition of buildings or structures that may be used by breeding birds shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided 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. Reason: In the interest of nesting wild birds

A sparrow terrace of the Schwegler type 1SP or similar will be installed under the eaves of the north elevation of Barn C. Provision should also be made for nesting swallows including two artificial swallow nest cups of the Schwegler type 10 or similar. A scheme showing how this will be implemented should be submitted to and approved by the Local Planning Authority prior to work commencing on site and the provided before the development first comes into use. Reason: A pre-commencement condition is required to ensure the development contributes to the Government's target of no net biodiversity loss as set out in the National Planning Policy Framework

The area allocated for parking as shown on the submitted plan No; 2400-PL-02- A shall be provided prior to the first occupation of any of the dwellings hereby approved and shall be kept clear of obstruction at all times and shall not be used other than for the parking of vehicles in connection with the development hereby permitted. Reaason: In the interest of highway safety.

The development hereby permitted shall be constructed with the Finished Floor Levels of Barn A ranging from 5.50 to 5.80 metres AOD with a flood refuge area set at 6.1 metres AOD. Reason: To reduce flood risk to the development and future occupants.

The development hereby permitted shall be constructed with the Finished Floor Level of Barn B set at 5.45 metres AOD with a first floor level of 7.90 metres AOD. Reason: To reduce flood risk to the development and future occupants.

The development hereby permitted shall be constructed with the Finished Floor Levels of Barn C raised to a minimum of 5.4 metres AOD, with a refuge area provided at 6.1m AOD.  Reason; To reduce flood risk to the development and future occupants.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order), the prior written permission shall be obtained for any additions or extensions or new openings to the buildings or for the erection of any building, structure, or other enclosure to be constructed or placed on any part of the application site. Reason: To safeguard the character of the building and the surrounding area.

Prior to the first occupation of the dwelling hereby approved a flood evacuation plan will be submitted to and approved in writing with the Local Planning Authority including details of any early warning systems and rescue/evacuation routes. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing. Reason: To reduce the risk to future users.