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 commencement of development, the Local Planning Authority shall be provided with either: a) a copy of the licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 authorising the development to go ahead; or b) a copy of a letter from Natural England confirming that the works fall within the remit of a Bat Mitigation Class Licence (WML-CL21) and that the site has been registered in accordance with the class licence; or c) a statement in writing from the licensed bat ecologist to the effect that he/she does not consider that the specified development will require a licence. Reason: A pre-commencement condition in the interest of the strict protection of European protected species and in accordance with Policy D20 of the Sedgemoor Local Plan 2011 2032

Prior to the commencement of development a detailed assessment of the existing culverted watercourse through a detailed CCTV report and video shall be carried out under the property and a schedule of works identified to carry out any remedial works to repair any defect found during the CCTV assessment of the existing culvert. Part 1: A CCTV survey report shall be submitted to and approved in writing prior by the Local Planning Authority prior to the commencement of development. In the event that no remedial works are identified at this stage, part 2 of this condition will not be required. Part 2: If remedial works are identified as being necessary the remedial works will be carried out as agreed in part one of this condition and a further CCTV report and video survey carried out to confirm that the works have been completed and that there are no further defects or additional works required identified. The report shall be submitted to and agreed in writing by the Local Planning Authority prior to the commencement of any other development within the site. Reason: A pre-commencement conditions is necessaruy as the condition of the existing culvert watercourse is unknown and should there be a defect identified, the development proposed could give rise to a cuvlert collapse or partial collapse resulting in flooding. The CCTV survey and any remedial works identified is necesary to prevent flooding and in accordance with policy D1 Sedgemoor Local Plan

Prior to the commencement of the development hereby permitted the applicant, or their agents or successors in title, shall have secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation (WSI) which has been submitted and approved in writing by the Planning Authority. The WSI shall include details of the archaeological excavation, the recording of the heritage asset, the analysis of evidence recovered from the site and publication of the results. The development hereby permitted shall be carried out in accordance with the approved scheme. Reason: a pre commencement condition is necessary to ensure that archaeological excavation and recording takes place as required by policy D26 Sedgemoor Local Plan 2011-2032

Prior to the commencement of development, including any demolition works, a construction management plan shall be submitted to and approved in writing by the Local Planning Authority. The plan/statement shall provide for: 24 hour emergency contact number; Hours of operation; Parking of vehicle of site operatives and visitors (including measures taken to ensure satisfactory access and movement for existing occupiers of neighbouring properties during construction); Routes for construction traffic; Locations for loading/unloading and storage of plant, waste and construction materials; Method of preventing mud being carried onto the highway; Measures to protect vulnerable road users (cyclists and pedestrians) Any necessary temporary traffic management measures; Arrangements for turning vehicles; Arrangements to receive abnormal loads or unusually large vehicles; Methods of communicating the Construction Management Plan to staff, visitors and neighbouring residents and businesses. The approved plan/statement shall be adhered to throughout the demolition/construction period. Reason: in the interests of highway safety and in accordance with policy D14 Sedgemoor Local Plan 2011-2032

Prior to commencement of development, the standalone compensatory bat roost as shown on the submitted and approved plans Proposed Block PLan Drg No. 4325/3E and Proposed Bat Roost Drg No. PL4325/11D shall be installed and thereafter maintained for the exclusive use of bats. Reason: A pre-commencement conditions is necessary to ensure there is appropriate provision in the interests of the favourable conservation status of populations of European Protected Species and in accordance with policy D20 Sedgemoor Local Plan 2011-2032.

Prior to commencement of development, the details of any works required by building regulations that have potential to restrict the permeability of the original fabric of the building, increase the risk of interstitial condensation or embed original features behind modern materials are to be submitted to and agreed in writing by the Local Planning Authority.Works are to be carried out strictly in accordance with the detail approved. Reason: A pre-commencement condition is required because there is insufficient detail regarding the nature of the works to the listed building and such detail is necessary to ensure that the works preserve the special architectural and historic interest of the listed building and in accordance with policy D26 Sedgemoor Local Plan 2011-2032

No development shall take place above damp proof course level until samples of the materials to be used on the external surfaces of the building hereby approved, to include windows, doors, walls and roof, have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved materials. Reason: In the interests of visual amenity and to ensure the special architectural and historic interest of the listed building is preserved, in accordance with Adopted Sedgemoor Local Plan 2011-2032 Policy D2 and D26.

Prior to the installation of any external lighting, a lighting design for bats, following guidance note 08/18 Bats and artificial lighting in the UK (ILP and BCT 2018) 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 (including through the provision of technical specifications) so that it can be clearly demonstrated that areas to be lt will not disturb or prevent bats using their territory. The design should accord with Step 5 of Guidance Note 08/18 including the submission of contour plans illustrating Lux levels. Lux levels on to habitat or roost features suitable for use by bats should be below 0.5 Lux. 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. Reason: In the interests of the Favourable Conservation Status of populations of European protected species and in accordance with Policy D20 of the Sedgemoor Local Plan 2011 2032.

Prior to the first occupation of the dwelling hereby permitted, the following measures will be incorporated into the site to provide ecological enhancement and shall thereafter be retained and maintained. One Beaumaris bat box Midi to be erected on a mature tree to the south of the public house Four woodcrete bird boxes comprising two with a 32mm entrance hole, placed between 2m and 4m above ground level facing east or north, and two open-fronted boxes, placed around 2m above ground level within vegetation/cover; Two integrated universal nest bricks into each of the new buildings, facing east or north; Two hedgehog boxes within suitable retained habitat; and Plant species of known value to wildlife within any new landscape works. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in paragraph 174(d) of the National Planning Policy Framework and to safeguard and promote biodiversity in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032.

Prior to the first occupation of the dwelling hereby permitted, the footpath as shown on the submitted and approved proposed approved block plan drg no. PL4325/3E shall be fully installed and available for use. Reason: To ensure that the betterment to pedestrian and highway safety is delivered and in accordance with policy D14 Sedgemoor Local Plan 2011-2032

Prior to first occupation of the dwelling hereby permitted the access and car park area shall be formed of a properly consolidated surface, not loose stone or gravel and shall thereafter be maintained as such. Reason: In the interests of highway safety and in accordance with policy D14 Sedgemoor Local Plan 2011-2032

Prior to first occupation of the dwelling hereby approved, the cycle storage as shown on the submitted and approved block plan drg no. PL4325/3E shall be delivered and made available for use. Reason: to ensure development is appropriately served by parking and cycle storage and in accordance with policy D14 Sedgemoor Local Plan 2011-2032

No demolition/construction work (other than internal fitting out works) or deliveries to and from the site shall take place outside the hours of 07:00 to 18:00 Mondays to Fridays, 08:00 to 13:00 on Saturdays, with the exception of specific works which shall have been agreed in advance and in writing by the local planning authority and shall include details of the task, the date and duration of works. No works to take place on Sunday and Public Holidays. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway and in accordance with policies D24 and D25 Sedgemoor Local Plan 2011-2032

An adequate water supply shall be provided on site and maintained at all times. Where necessary or at the direction of the Local Authority, it shall be used to provide adequate dust suppression and minimise fugitive dust emissions from the development site. No activity hereby permitted shall cause dust to be emitted so as to adversely affect adjacent residential properties and/or other sensitive uses and/or the local environment. Should such an emission occur, the LPA shall be notified and activity shall be immediately suspended until effective dust suppression measures are implemented. Reason: To safeguard local residents from dust nuisance and in accordance with policies D24 and D25 Sedgemoor Local Plan 2011-2032.

There shall be no obstruction greater than 600mm above the adjoining road level within the visibility splays shown on approved drg no. PL46325/3E. Such visibility splays shall be delivered prior to the first occupation of the development hereby permitted and shall thereafter be retained. Reason: In the interests of highway safety and in accordance with policy D14Sedgemoor Local Plan 2011-2032

Prior to the first occupation of the dwelling hereby approved, provision shall be installed within the site for the disposal of surface water to prevent its discharge into the highway. Reason: in the interests of highway safety and in accordance with policy D14 Sedgemoor Local Plan 2011-2032