a. The local planning authority shall approve:- (i) a plan showing the proposed layout of the land (scale not less than 1:1250); (ii) the siting, design and external appearance (including materials) of any building. b. Detailed plans and drawings with respect to the matters reserved for subsequent approval under (a) above shall be submitted to the local planning authority within three years from the date of this permission. c. The development hereby permitted must be begun not later than whichever is the later of the following dates - (1) the expiration of five years from the date of this permission; or (2) the expiration of two years from the date of the certificate of final approval of the reserved matters, or in the case of approval on different dates, the date of the certificate of final approval of the last such matter to be approved. Reasons: (a) The application was submitted as an outline application in accordance with the provisions of Article 3(1) of the Town and Country Planning (General Development Procedure) Order 1995 (b) and (c) In accordance with the provisions of Section 92 of the Town and Country Planning Act, 1990.

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 dwelling hereby permitted shall be planned, built and first occupied in an accordance with the definition of "self-build and custom house building" as defined in the Self-build and Custom House building Act 2015 (as amended by the Housing and Planning Act 2016).  Reason: In the interest of the dwelling house being occupied as a self-build development and as a Statutory exemption development in respect of the biodiversity gain condition under paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 and paragraph 17 of Schedule 7A of the Town and Country Planning Act 1990 and the Biodiversity Gain Requirements (Exemptions) Regulations 2024.

No development shall commence until a scheme has been submitted to and approved by the Local Planning Authority showing how the new development will connect to the existing surface water drainage system and discharge into the wider network, demonstrating how the current network has the capacity to drain the additional impermeable area and assess the current and future discharge rate. The development should not exceed greenfield run-off rates. Reason: In the interests of providing a satisfactory level of surface water drainage, improving water quality and to prevent flooding. It is necessary to understand the drainage scheme in detail prior to any initial construction works which may prejudice the surface water drainage strategy in accordance with Policy D1 of Sedgemoor Local Plan 2011-2032.

Prior to the development of the dwelling hereby approved reaching above damp course level, full details of both hard and soft landscape works shall be submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. If within a period of 5 years from the date of the planting of any tree/plant, that tree/plant or any tree/plant planted in replacement for it, is removed, uprooted or destroyed or dies (or becomes in the opinion of the Local Planning Authority seriously damaged or defective) another tree/plant of the same species and size as that originally planted shall be replanted in the first available planting season unless the Local Planning Authority agrees in writing to any variation. Reason: Landscaping is considered essential in order to preserve and enhance the visual amenities of the locality in accordance with Policy D19 of the Sedgemoor Local Plan 2011-2032.

No individual dwelling hereby approved shall be occupied until the optional requirement for potential consumption of wholesome water by persons occupying that dwelling in Part G of Schedule 1 and Regulation 36 of the Building Regulations 2010 of 110 litres per person per day has been complied with. Reason: To improve the water efficiency and sustainability of the dwellings in accordance with Policy S5 of the Sedgemoor Local Plan 2011-2032 and Paragraphs 139, 164 and 187 of the National Planning Policy Framework (2024).

The development hereby permitted shall not take place except in strict accordance with the recommendations, mitigation, and enhancement measures set out in Avondale's submitted Preliminary Ecological Appraisal (dated March 2025). Any variation from the approved details shall be submitted to and approved in writing by the Local Planning Authority prior to implementation. Reason: To ensure the protection and enhancement of biodiversity in accordance with Policy D20 of the Sedgemoor Local Plan (2011–2032) and Section 15 of the National Planning Policy Framework

Where external lighting is to be installed, prior to construction above damp-proof course level, a lighting design for bats, following Guidance Note 08/23 - bats and artificial lighting at night(ILP and BCT 2023), shall be submitted to and approved in writing by the Local Planning Authority. The design shall show how and where external lighting will be installed. Lux levels should be below 0.5 Lux on key & supporting features or habitats. 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. Internal lighting should be recessed where installed in proximity to windows and blinds should be fitted to reduce glare and light spill (Institution of Lighting Professionals & the Bat Conservation Trust 2018). No illumination above the current lux levels or above 0.5lux to all retained and new hedgerows and the scrub to provide dark corridors through and around the site. No illumination of any bat roost provision within the development (i.e bat boxes on buildings) Reason: In the interests of the 'Favourable Conservation Status' of populations of European protected species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity