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.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, or any statutory instruments revoking or re-enacting the Order with or without modification, the prior written permission of the local planning authority shall be obtained for any outbuildings, boundary treatments, additions, extensions or alterations to the dwelling by the submission of a planning application. Reason: In the interests of the character and appearance of the building in accordance with Policy D2 of Sedgemoor District Council's Core Strategy.

Details of the roofing materials and the materials to be used in the construction/infilling of the external walls and boundary treatments shall be submitted and approved in writing by the local planning authority before any construction work is commenced. The development shall then be carried out in accordance with the approved details. Reason: In the interests of visual amenity.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 2015, the prior written permission of the local planning authority shall be obtained for any gate, fence, wall or other means of enclosure to be constructed in front of the forwardmost part of the front of any dwelling hereby permitted. Reason: In the interests of visual amenity.

Prior to the first occupation of the dwellings hereby approved the landscaping shall be carried out in accordance with Drg 2048 001 Rev A. 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.

Prior to the commencement of works a photographic survey of the access for the duration of the public right of way shall be carried out and submitted to the Local Planning Authority. Prior to the first occupation of the dwellings hereby approved the surface of the access for the duration of the public right of way shall be re-instated to its former condition as agreed with the Local Planning Authority. Reason: This condition is pre commencement to ensure that any impact is appropriately mitigated in the interests of the surrounding public right of way and accessibility through the site.

Prior to any works commencing a copy of the European protected species licence from Natural England will be submitted to the Local Planning Authority. Reason: This condition is pre commencement as Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and international bats from intentional or reckless disturbance under the Wildlife and Countryside Act 1981 (as amended).

Prior to any work commencing two bat boxes of the Schwegler Type 2F or similar to accommodate any discovered bat shall be erected on suitable trees on site as instructed a licensed bat ecologist and maintained thereafter for the duration of the development (replacements would need to be supervised by a licensed bat ecologist). Reason: This condition is pre commencement as Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and international bats from intentional or reckless disturbance under the Wildlife and Countryside Act 1981 (as amended). To replace the roosting potential of the existing structures.

Before commencing any work on Buildings 11, 12, 14 and 15 (as referenced in the Protected Species Survey carried out by County Contracts dated 2016) demolition / construction 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 so that tiles, fascia boards and other selected features are removed by hand, each one checked for bat(s) clinging to the underside, before being put down. Demolition and structural alteration work to Buildings 12 and 14 (Protected Species Survey, Country Contracts, 2016) will only take place in fine weather when overnight temperatures are or are forecast of be over 8°C Reason: This condition is pre commencement in the interests of Bats and their roosts as they are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and international bats from intentional or reckless disturbance under the Wildlife and Countryside Act 1981 (as amended).

Two replacement bat roosts for long-eared bats will be installed and maintained in new / converted buildings. The location and design of these roosts will be submitted to and approved by the Local Planning Authority within 3 months of commencing work on site and erected prior to the first occupation of any of the dwellings hereby approved and retained and maintained thereafter. Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and international bats from intentional or reckless disturbance under the Wildlife and Countryside Act 1981 (as amended). To replace the roosting potential of the existing structures.

Two Habibat bat roost type 001 or 003, or similar to be agreed in writing, will be installed into the structures of the converted buildings prior to the first occupation of any of the dwellings hereby approved. The locations of these roosts will be submitted to and approved by the Local Planning Authority and retained and maintained thereafter. Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and from intentional or reckless disturbance to individual bats under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on roost sites and commuting routes. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity. To replace the roosting potential of the existing structures.

No artificial lighting associated with the development will illuminate features used by bats or installed bat roosts. External lighting will be of the soft white LED type. The applicant will demonstrate that habitat used by bats and/or installed roosts will not be illuminated. Shields and other methods of reducing light spill will be used where necessary to achieve the required light levels. The development shall be implemented in accordance with the approved details Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and international bats from intentional or reckless disturbance under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on roost sites and commuting routes. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity. To replace the roosting potential of the existing structures.

No vegetation clearance and demolition work shall be carried out in the bird nesting season, which is approximately between March and August. If not possible a survey for nesting birds shall be carried out immediately prior to commencement of the works by a suitably qualified ecologist. Any nesting birds discovered will be buffered by an exclusion zone determined by the ecologist which will remain in force until the chicks have fledged Reason: The ecological report states that there is evidence of nesting birds on site within buildings. This condition is pre commencement as nesting birds are afforded protection under the Wildlife and Countryside Act 1981 (as amended). Although this is a legal obligation the law does not specify a time period – some species can breed outside the time frame given.

Provision should be made for nesting swallows, barn owls and little owls. 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. The scheme should then be implemented in accordance with the agreed details prior to the first occupation of any of the dwellings hereby approved and retained and maintained thereafter. Reason: This condition is pre commencement to ensure the development contributes to the Government's target of no net biodiversity loss as set out in the National Planning Policy Framework.

Any features such as rubble piles which potentially afford resting places for great crested newts in the construction and any storage area will be dismantled by hand by a suitably qualified and licensed ecologist between March and October and any individuals found shall be translocated to an appropriate location prior to building works commencing on site. Reason: To ensure that there is no significant effect on the 'Favourable Conservation Status' of a resident great crested newt population if present as required by legislation, Government and local policy

Any vegetation in the construction area should initially be reduced to a height of 10 centimetres above ground level by hand, brashings and cuttings removed and the remainder left for a minimum period of 48 hours of fine warm weather before clearing to minimise the risk of harming/killing any great crested newts that may be present and to encourage their movement onto adjoining land. This work may only be undertaken during the period between March and October. Reason: To ensure that there is no significant effect on the 'Favourable Conservation Status' of a resident great crested newt population if present as required by legislation, Government and local policy

The site of the proposed development may be contaminated.  Therefore unless otherwise agreed by the Local Planning Authority, 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.

The area allocated for parking on the submitted plan, drawing number 1611 18 proposed Block Plan, shall be fully constructed prior to the occupation of the dwellings and 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. Reason: In the interests of highway safety.

No part of the development hereby permitted shall be occupied or brought into use until the lay–bys along the access road have been completed in accordance with a design and specification to be approved in writing by the Local Planning Authority. These lay-bys shall then be retained and maintained in accordance with these details. Reason: In the interests of highway safety.

Prior to the commencement of development, including any site clearance, groundworks or construction within each sub-phase (save such preliminary or minor works that the Local Planning Authority may agree in writing), a Construction Management Plan (CMP) to manage the impacts of construction during the life of the works, shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the CMP shall, amongst other things, include:- Construction vehicle movements; Construction operation hours; Construction vehicular routes to and from site; Construction delivery hours; Expected number of construction vehicles per day; the removal /disposal of materials from site, including soil and vegetation; the location and covering of stockpiles; details of measures to prevent mud from vehicles leaving the site and must include wheel-washing facilities; control of fugitive dust from earthworks and construction activities; dust suppression; a noise control plan (which includes control methods) a waste disposal policy specified on-site parking for vehicles associated with the construction works and the provision made for access thereto details of any site construction office, compound and ancillary facility buildings a point of contact (such as a Construction Liaison Officer/site manager) and details of how complaints will be addressed, including an appropriate phone number. The details so approved and any subsequent amendments as shall be agreed in writing by the Local Planning Authority shall be complied with in full and monitored by the applicants to ensure continuing compliance during the construction of the development. Reason: In the interests of highway safety and to protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway

No building works should proceed until details of the foul water drainage and surface water drainage scheme based on sustainable drainage principles together with a programme of implementation and maintenance for the lifetime of the development have been submitted to and approved in writing by the Local Planning Authority. The drainage strategy shall ensure that surface water runoff post development is attenuated on site and discharged at a rate and volume no greater than greenfield runoff rates and volumes. Such works shall be carried out in accordance with the approved details. These details shall include: - Details of phasing (where appropriate) and information of maintenance of drainage systems during construction of this and any other subsequent phases. Information about the design storm period and intensity, discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance (6 metres minimum), the methods employed to delay and control surface water discharged from the site, and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters. Any works required off site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts where relevant). Flood water exceedance routes both on and off site, note, no part of the site must be allowed to flood during any storm up to and including the 1 in 30 event, flooding during storm events in excess of this including the 1 in 100yr (plus 40% allowance for climate change) must be controlled within the designed exceedance routes demonstrated to prevent flooding or damage to properties. A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by an appropriate public body or statutory undertaker, management company or maintenance by a Residents' Management Company and / or any other arrangements to secure the operation and maintenance to an approved standard and working condition throughout the lifetime of the development Reason: To ensure that the development is served by a satisfactory system of surface water drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with paragraph 17 and sections 10 and 11 of the National Planning Policy Framework, Paragraph 103 of the National Planning Policy Framework and the Technical Guidance to the National Planning Policy Framework (March 2015).

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.