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 development hereby approved shall be carried out in accordance with the submitted and approved Written Scheme of Investigation (Specification for the Archaeological Monitoring of the Erection of kitchen extension to South elevation, on site of existing (to be demolished) at The Dining Room, The Borough, Wedmore, Somerset BS28 4EB, K, Faxon, May 2024). The programme of archaeological work shall be carried out by a competent person(s) and monitored by the Council's Archaeological advisor. Reason: To ensure the development does not impact areas of high archaeological potential.

Prior to installation of any external lighting of the hereby approved rear extension, 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. 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.

Contaminated Land (Watching Brief) If any unforeseen contamination is found during excavations, the Local Planning Authority shall be notified immediately. Where remediation is deemed necessary by the Local Planning Authority, a remediation scheme shall be submitted to and approved in writing by the Local Planning Authority and then implemented in accordance with the submitted details. NPPF s.184: Where a site is affected by contamination or land stability issues, responsibility for securing a safe development rests with the developer and/or landowner. Reason: To ensure that the land is suitable for the intended uses and to ensure that the development can be carried out safely without unacceptable risks to human health, controlled waters and other receptors both onsite and offsite, in accordance with Policies D24 and D25 of the Sedgemoor Local Plan and section 11 and 15 of the National Planning Policy Framework.

The hereby approved rear extension shall be constructed in accordance with the submitted and approved Construction Environmental Management Plan (CEMP) (Approved 20/05/2024) which shall be adhered to throughout the course of the development. Reason: This is a compliance condition to ensure that safe operation of the highway and minimise the effect of noise, odour and dust from the construction phase of development on occupiers of nearby properties in the interests of residential amenity and sustainable development, in accordance with Policies D24 and D25 of the Sedgemoor Local Plan and Chapter 15 of the NPPF.

Kitchen Extraction The use hereby permitted shall not commence unless a scheme containing full details of arrangements for internal air extraction, odour control, noise control and discharge to atmosphere from cooking/kitchen operations, including any external ducting and flues has been submitted to and approved in writing by the Local Planning Authority. The scheme, shall also demonstrate that air extraction or exhaust system used in connection with the preparation or cooking of food shall discharge in such a place that odours and noise therefrom are not perceived beyond the application boundary. The works detailed in the approved scheme shall be installed in their entirety before the use hereby permitted is commenced. The equipment shall thereafter be maintained in accordance with the manufacturer's instructions and operated at all times when cooking is being carried out, (subject to any planning restrictions). Reason: In the interests controlling odours and protecting residential amenity in accordance with Policies D24 and D25 of the Sedgemoor Local Plan

Lighting All external lighting shall only directly illuminate the application site and shall be fully adjustable and shall be maintained as such thereafter. Reason: To prevent excessive lighting and protect the residential amenity of occupiers in accordance with Policies D24 and D25 of the Sedgemoor Local Plan

Waste Storage Facilities The development hereby approved shall not first come into use until details of a scheme for sufficient safe on site storage of waste and recycling facilities to service the development has been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of residential amenity having regards to Policies D24 and D25 of the Sedgemoor Local Plan to ensure that no detriment to amenity arises from the accumulation of waste, smell, flies or vermin and shall thereafter be maintained for the life of the approved development.