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 hereby approved development's external finishes shall be in accordance with the submitted application form. Reason: In the interest of visual amenity in accordance with policy D2 of the Sedgemoor Local Plan 2011-2032

Before the development hereby approved is first brought into use the access for the first 8 metres shall be properly consolidated and surfaced access (not loose stone or gravel). Reason: In the interest of highway safety.

There shall be no obstruction to visibility greater than 900mm above adjoining road level forward of a line drawn 2.4m back and 25 metres in both direction. Such visibility shall be fully provided before the development hereby approved is first brought into use, and shall thereafter be maintained at all times. Reason: In the interest of highway safety.

The gradient of the proposed access shall not be steeper than 1-in-10. Reason: In the interest 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. Such provision shall be made before the access is first brought into use and maintained thereafter at all times. Reason: In the interest of highway safety.

The Biodiversity Gain Plan to be submitted to the Local Planning Authority in accordance with Paragraphs 13 and 14 of Part 2 of Schedule 7A of the Town and Country Planning Act 1990 shall be broadly in accordance with the approved Biodiversity Gain Statement [21/11/2025]. Reason: To ensure that the strategy for meeting the Biodiversity Net Gain requirements for the development does not change significantly following the grant of planning permission and to minimise the risk of significant post-permission viability issues arising due to Biodiversity Net Gain issues

A Habitat Management and Monitoring Plan (HMMP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior to the commencement of the development. The content of the HMMP shall include details of how the onsite habitat(s) being created for BNG will be managed for 30 years in accordance with the Biodiversity Gain Plan, and must include the following details: 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. Preparation of a work schedule (for implementation, management, and monitoring). Details of the body or organization responsible for implementation of the plan. On-going monitoring and remedial measures, contingency, and enforcement arrangements. Specification of the contents which the HMMP must include in order to demonstrate it as deliverable, adequately resourced and funded. The approved plan will be implemented in accordance with the approved details. Reason: To ensure that Biodiversity Net Gain targets will be appropriately managed and monitored and to minimise the risk of failure.

Informative: No Development shall commence until: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan. The development shall then be carried out in accordance with the agreed details. Reason: This condition is pre commencement to ensure that the strategy for meeting the Biodiversity Net Gain is in accordance with paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 to minimise the risk of significant post-permission viability issues arising due to Biodiversity Net Gain issues.

No development shall take place (including demolition, ground works, 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 all relevant matters in section 6 of ESL Ltd PEA report (October 2025) as well as the following: Risk assessment of potentially damaging construction activities. Identification of 'biodiversity protection zones'. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements), including nesting birds habitat clearance measures, badgers buffer zones etc. 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 [including regular compliance site meetings with the Council Biodiversity Officer and Landscape Officer (frequency to be agreed, for example, every 3 months during construction phases)]; Use of protective fences, exclusion barriers and warning signs. [Ongoing monitoring, including compliance checks by a competent person(s) during construction and immediately post-completion of construction works] Evidence (written statement and or photos) of meetings, toolbox talks, protection measures etc will be required upon completion of works ; 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:  In the interests of European and UK protected species. UK priority species and habitats listed on s41 of the Natural Environment and Rural Communities Act 2006 and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity