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.

Plans to show the method of enclosure for the curtilage of the dwelling hereby approved shall be submitted to and approved in writing by the local planning authority prior to the construction above slab level. The approved scheme shall be implemented before any dwelling to which it relates is occupied. Reason: In the interests of visual amenity.

The area allocated for parking and turning on the submitted plan, drawing number PHP064 011 Rev C, shall be provided prior to the first use of the dwelling hereby approved and kept clear of obstruction and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted, the existing main dwelling or the approved new nursery. Reason: To ensure that adequate off-street parking is available.

Before the development proceeds beyond slab level a landscape planting scheme shall be submitted to and approved in writing by the local planning authority and shall be carried out within the first planting season following the completion of the building. 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 construction above slab level a biodiversity scheme shall be submitted and approved in writing with the Local Planning Authority setting out enhancements proposed as part of the development. Once approved the biodiversity scheme shall be implemented in full. Reason: In the interest of biodiversity net gain in accordance with guidance contained within the NPPF.

Before the development hereby permitted is commenced details of the proposed foul and surface water drainage system shall be approved in writing by the local planning authority. The surface water drainage (land drainage) details required shall include the method of dealing with the surface water from the proposed development (this includes roofs, road and impermeable driveways). Various methods can be used; soakaways, perforated pipe trench, SUDs. Design calculation details, cross section details, sizes, location of the soakaway/perforated pipe trench/units, soil infiltration rates from percolation testing (soil infiltration rate testing and design of soakaway, calculation, in accordance with BRE Digest 365, CIRIA 156 / C697), photos of the percolation testing, evidence to support the check of the water table depth with the water table depth, shall be submitted to and approved by the local planning authority before development is commenced. The surface water drainage scheme shall be installed in accordance with the details so approved, unless prior agreement is undertaken with the local planning authority. Should soakaways be considered, then consideration should be taken into account the impact that the ground the has been disturbed before the soakaway is installed. The new soil infiltration testing rates should be checked and compared to those that were carried out with the test carried out on the land that abuts in the same ownership, and a factored up worse case infiltration rate used. Reason: This condition is pre commencement to ensure that the development is served by an adequate system of surface water drainage (land drainage) without detriment to itself, adjoining properties or highway. Any soakaways planned, are required to be a min 5m away from any boundary, building and highway or any existing drainage trench. Any disturbed ground, resulting from previous site digging works, would increase the soil infiltration rates locally, which then would result in a smaller sized soakaway. To compensate for this impact, a risk factor should be applied to the proposed soakaway size, so that the soakaway does not suffer from being water ponding/logged.

Prior to the commencement of development, including any site clearance, groundworks or construction, 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; A scheme to encourage the use of Public Transport amongst contactors; and Measures to avoid traffic congestion impacting upon the Strategic Road Network. measures to regulate the routing of construction traffic; the importation and of spoil and soil on site; 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; temporary external lighting details of any site construction office, compound, and ancillary facility buildings; specified on-site parking for vehicles associated with the construction works and the provision made for access thereto; 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: This condition is pre commencement to protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction and in the interests of Highway Safety.

The proposed access shall be constructed in accordance with details shown on the submitted plan, drawing number PHP064 011 Rev C, and shall be available for use prior to the commencement of the development hereby permitted. Once constructed the access shall be maintained thereafter in that condition at all times. Reason: In the interests of Highway Safety.

There shall be no obstruction to visibility from the existing access greater than 600 millimetres above adjoining road level in advance of lines drawn 2.4 metres back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 54m to the north east of the access and 63m to the south west of the access as shown on drawing PHP064 011 Rev C. Such visibility shall be fully provided strictly in accordance with drawing PHP064 011 Rev C before the development hereby commenced and shall thereafter be maintained at all times. Reason: In the interests of Highway Safety.

Prior to the first use of the dwelling hereby approved, the existing access over at least the first 5 metres of its length, as measured from the edge of the adjoining carriageway, shall be properly consolidated and surfaced (not loose stone or gravel). The access shall thereafter be maintained in that condition at all times. Reason: In the interests of Highway safety.

Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the dwelling hereby approved. Such provision shall be installed before first occupation and thereafter maintained at all times. Reason in the interests of Highway Safety.

Details of the privacy screen shown on Drg. No. 5 (South Elevation) to serve the front balcony area, and an additional privacy screen to serve the rear balcony area along its north western boundary (adjacent to Jasmine Close), shall be submitted to and approved in writing by the local planning authority prior to the construction of the dwelling hereby approved above slab level. The privacy screens shall be implemented in accordance with the approved details before any dwelling to which it relates is occupied. The privacy screens shall be maintained and retained in accordance with the approved details in perpetuity. Reason: To protect the amenities of occupiers of neighbouring properties in accordance with Policy D25 of the Sedgemoor Local Plan.