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.

Prior to the commencement of the development hereby approved, 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 and Environmental Management Plan (CEMP) to manage the impacts of construction during the life of the works (including biodiversity impacts), shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the CEMP shall, amongst other things, include:- a) Measures to regulate the routing of construction traffic; b) Construction vehicular routes to and from site; c) Expected number of construction vehicles per day; d) Specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice; e) A scheme to encourage the use of public transport among contractors; f) The importation and of spoil and soil on site; g) The removal /disposal of materials from site, including soil and vegetation; h) The location and covering of stockpiles; i) Details of measures to prevent mud from vehicles leaving the site and must include wheel- washing facilities; j) Control of fugitive dust from earthworks and construction activities; dust suppression; k) Noise and Vibration control plan (which includes control methods); l) A waste disposal policy (stating no burning on site); m) Details of any site construction office, compound and ancillary facility buildings; n) Specified on-site parking for vehicles associated with the construction works and the provision made for access thereto; o) 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; p) Construction work and deliveries hours of operation. q) Risk assessment of potentially damaging construction activities; r) Identification of 'biodiversity protection zones'; s) Practical measures (both physical measures and sensitive working practices) to avoid or reduce biodiversity impacts during construction (may be provided as a set of method statements); t) The location and timing of sensitive works to avoid harm to biodiversity features; u) The times during construction when specialist ecologists need to be present on site to oversee works; v) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person; and w) Use of protective fences, exclusion barriers and warning signs. 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 is a pre-commencement condition to in the interests of the protection of biodiversity and to protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway in accordance with Adopted Core Strategy Policies D9, D10, D14 and D16 and emerging Local Plan Policies D14, D15, D21 and D26.

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, • archaeological 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: This is a pre-commencement condition 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 in accordance with Adopted Core Strategy Policy D16 and Sedgemoor Proposed Submission Local Plan Policy D25.

With the exception of site clearance and preparation, no development hereby approved shall be commenced until a detailed surface water drainage scheme for the site, has been submitted to and approved in writing by the local planning authority. Such scheme shall include measures to prevent the run-off of surface water onto the highway and once approved the scheme shall be implemented in accordance with the approved details and maintained at all times thereafter unless agreed otherwise in writing by the local planning authority. Reason: This is a pre-commencement condition to ensure the development is properly drained in accordance with policy D1 of the Sedgemoor Adopted Core Strategy and the emerging local plan policy D1.

No part of the development hereby approved shall be occupied until detailed plans have been submitted to and approved in writing by the Local Planning Authority relating to line, level and layout of the proposed works on the B3191 Blackford Road (as shown generally in accordance with the submitted and approved Proposed Site Access Arrangements Plan Drg No. 1703-53 SK09 Rev B) and its means of construction and surface water drainage. The development shall be carried out in accordance with the approved details prior to the first occupation of the dwellings hereby approved. Reason: In the interest of highway safety in accordance with Adopted Sedgemoor Core Strategy Policies D9 and D10 and Sedgemoor Proposed Submission Local Plan Policies D14 and D15.

There shall be no obstruction to visibility greater than 600mm above adjoining road level within the splay areas shown on the submitted and approved Proposed Site Access Arrangements Plan Drg No SK09 Rev B. Such visibility splays shall be fully provided prior to the first occupation of the dwellings hereby permitted and shall thereafter be maintained at all times. Reason: In the interest of highway safety in accordance with Adopted Sedgemoor Core Strategy Policies D9 and D10 and Sedgemoor Proposed Submission Local Plan Policies D14 and D15.

The proposed estate roads, footways, footpaths, tactile paving, cycleways, bus stops/bus lay-bys, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins. For this purpose, plans and sections, indicating as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority. The development hereby approved shall be carried out in accordance with the approved details. Reason: In the interest of highway safety in accordance with Adopted Sedgemoor Core Strategy Policies D9 and D10 and Sedgemoor Proposed Submission Local Plan Policies D14 and D15.

Prior to their installation, details of the materials for the surfacing of the raised tables, crossing points, northern and southern site accesses and 20 mph entry gateways (as indicated on the submitted and approved Proposed Site Access Arrangements Plan Drg No. SK09 rev B) have been submitted to and approved in writing by the local planning authority. Once approved, such details shall be implemented as part of the development unless agreed otherwise in writing by the local planning authority. Reason: In the interest of visual amenity and to safeguard the setting of Wedmore Conservation Area and surrounding listed buildings in accordance with Adopted Core Strategy Policy D17.

The proposed roads, including footpaths and turning spaces where applicable, shall be constructed in such a manner as to ensure that each dwelling before it is occupied shall be served by a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway. Reason: In the interest of highway safety in accordance with Adopted Sedgemoor Core Strategy Policies D9 and D10 and Sedgemoor Proposed Submission Local Plan Policies D14 and D15.

No dwelling hereby approved shall be occupied until a Measures Only Travel Plan has been submitted to and approved in writing by the local planning authority. No part of the new development shall be occupied prior to implementation of those parts identified in the approved Measures Only Travel Plan as capable of being implemented prior to occupation. Those parts of the approved Measures Only Travel Plan that are identified therein as capable of implementation after occupation shall be implemented in accordance with the timetable contained therein and shall continue to be implemented as long as any part of the development is occupied. Reason: In the interests of sustainable transport in accordance with Adopted Core Strategy Policy D9 and emerging local plan policy D14.

No dwelling hereby approved shall be occupied until a scheme for the future responsibility and maintenance of the surface water drainage system has been submitted to and approved in writing by the local planning authority. The approved drainage works shall be completed and maintained in accordance with the details agreed. Reason: To ensure the development is properly drained in accordance with policy D1 of the Sedgemoor Adopted Core Strategy and the emerging local plan policy D1.

The development hereby approved shall be carried out in accordance with both BS 5837:2012 (Trees in relation design, demolition & Construction – Recommendations) and the submitted and approved Tree Protection Plan Drg No. D30 43 P5 A. All tree surgery shall be carried out in accordance with BS 3998:2010 (Tree work – Recommendations) by a suitably qualified arborist. Reason: To ensure that the health and stability of the retained trees and hedgerows is maintained and that operations can be undertaken with minimal risk of adverse impact on the protected and retained trees/hedgerows in accordance with Adopted Core Strategy Policy D14 and emerging local D20.

No works which include the creation of trenches or culverts or the presence of pipes shall commence unless the following is provided: a) creation of sloping escape ramps for badgers, which may be achieved by edge profiling of trenches/excavations or by using planks placed into them at the end of each working day; and b) open pipework greater than 150 mm outside diameter being blanked off at the end of each working day. Reason: In the interests of UK protected and priority species and in accordance with Adopted Core Strategy policy D14 and emerging local plan policy D21.

No works beyond damp proof course level on any dwelling hereby approved shall commence unless particulars of the following have been submitted to and approved in writing by the local planning authority: a) Materials (including the provision of samples where appropriate) to be used for all external walls and roof; b) Details of the design, materials and external finish for all external doors and windows; c) Details of all roof eaves, verges and abutments and all new guttering, down pipes and other rainwater goods, and external plumbing; Once approved, such details shall be implemented as part of the development unless agreed otherwise in writing by the local planning authority. Reason: In the interest of visual amenity and to safeguard the setting of Wedmore Conservation Area and surrounding listed buildings in accordance with Adopted Core Strategy Policy D17.

Prior to the occupation of the 1st dwelling on the development hereby approved, 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 (with the provision technical specifications and operation) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or resting places. The approved external lighting shall be installed prior to the first occupation of each dwelling on which it is to be installed and in accordance with the specifications and locations set out in the design, and these shall be maintained thereafter in accordance with the design. No external lighting other than those approved under the lighting design for bats shall be installed without the prior written consent from the local planning authority. Reason: In the interests of the Favourable Conservation Status of local populations of European protected species in accordance with Adopted Sedgemoor Core Strategy Policy D14 and Sedgemoor Proposed Submission Local Plan Policy D21.

A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and be approved in writing by, the local planning authority prior to the occupation of the 1st dwelling on the development hereby approved. The LEMP shall include a detailed specification of any proposed bins and seating, as well as setting out the maintenance and on-going management arrangements of all hard and soft landscaping (inclusive of bins and seating) within the area designated 'Management Company' on the submitted and approved Adoption Plan Drg No. 0646-1107 rev A. The development hereby approved shall be carried out in accordance with the approved plan. Reason: In the interests of European and UK protected species, the maintenance and enhancement of biodiversity and in the interests of visual amenity in accordance with Adopted Sedgemoor Core Strategy Policies D2 and D14 and emerging local plan policies D2 and D20.

Prior to the first occupation of the dwelling shown as plot 16 on the submitted and approved Planning Layout Drg No. 0646-1102 rev B, the fence in the northern part of the rear garden of plot 16 as shown on the submitted and approved Planning Layout Drg No. 0646-1102 rev B shall be erected. Once installed, the fence shall thereafter be retained. Reason: To safeguard the privacy of the future occupants of plot 16 and the neighbouring property Blandings in accordance with Adopted Core Strategy Policy D16 and emerging Local Plan Policy D26.

The following biodiversity enhancements will be carried out within the development: a) Two swift nest bricks will be installed on each of the northern elevations under the eaves of Plots 2 and 3; b) Six bird boxes suitable for species such as blue tit and robin, will be installed on retained mature trees; and c) Any proposed fencing will have permeable features that allow animals such as hedgehogs free movement around the site. The approved biodiversity enhancements shall be installed no later than the occupation of the 12th dwelling on the development hereby approved. Once installed, the biodiversity enhancements shall be retained thereafter. Reason: In the interests of enhancing biodiversity in accordance with national policy and Adopted Core Strategy Policy D14 and emerging local plan policy D21.

The approved landscape planting scheme as detailed on Landscape Masterplan Drg No. 2985_L_X_LMP_01 Rev L shall be implemented no later than the end of the first planting season following the occupation of the 12th dwelling on the development hereby approved. All landscape areas shall be protected and maintained, and any trees or plants which, within a period of five years from the completion of the planting, die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of a similar size and species unless the local planning authority has given its written consent to any variation. Reason: In the interests of visual amenity in accordance with Sedgemoor Adopted Core Strategy Policies D2 and D14 and emerging Local Plan polices D2 and D20.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revising revoking and re-enacting that Order with or without modifications), no new means of enclosure shall be constructed within the curtilage of plots 1, 5, 6, 7, 8, 9, 10, 11, 12, 13 and 16 as shown on the submitted and approved Planning Layout Drg No. 0646-1102 rev B, without the prior written approval of the local planning authority. Reason: In the interest of visual amenity and to safeguard the setting of the Wedmore Conservation Area and adjoining listed buildings in accordance with Adopted Sedgemoor Core Strategy Policies D2 and D17 and Sedgemoor Proposed Submission Local Plan Policy D2.