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 dwelling hereby permitted shall be planned, built and first occupied in accordance with the definition of 'self-build and custom housebuilding' as defined in the Self-build and Custom Housebuilding Act 2015 (as amended) and as the sole or main residence of a person on the Council's Self Build Register. Reason: Development in this location is only considered acceptable on the basis that it meets an identified need for self or custom build development in accordance with Sedgemoor Local Plan 2011-2032 Policy D9.

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.

Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such provision shall be installed prior to development above damp-proof course level and thereafter maintained in perpetuity. Reason: In the interest of Highways Safety in accordance with D13 and D14 of the Sedgemoor Local Plan 2011-2032

Prior to the installation of any external lighting on the hereby approved development, a lighting design for bats and other light sensitive species, 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 (including through the provision of technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory. The design should accord with Step 4 and Step 5 of Guidance Note 08/23, including submission of contour plans illustrating Lux levels. Lux levels should be below 0.2 lux on the horizontal plane, and at or below 0.4 lux on the vertical plane on key & supporting bat features and 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.

All ecological measures and/or works shall be carried out in accordance with the details contained in Section 3 and Appendix C of the ECOLOGICAL IMPACT ASSESSMENT by Clarkson & Woods (July 2026) as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination. 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

The hereby development shall be in accordance with the submitted and approved Nutrient Neutrality Assessment by WCI Nutrient Neutrality, dated May 2026 and Shadow Habitats Regulations Assessment by Nutrient Neutrality Assessment by WCI Nutrient Neutrality, dated May 2026 and shall remain in perpetuity. Reason: To ensure that the development does not result in an adverse effect on the integrity of designated habitats through increased nutrient loading, and to secure compliance with the Conservation of Habitats and Species Regulations 2017 (as amended), and the requirements of the National Planning Policy Framework.

No equipment, materials, chemicals, or waste shall be stored within the crown spread of the field maple. Reason: To ensure the long-term health, protection, and retention of existing trees on the site, in accordance with Policy D22 of the adopted Sedgemoor Local Plan 2011-2032.

No vehicular movements shall take place within the crown spread of the field maple unless utilising existing hard surfacing. This restriction includes the use of plant and equipment such as power barrows. Should vehicle access within the crown spread be required, details of appropriate ground protection measures must be submitted to and approved in writing by the Local Planning Authority prior to commencement of the works. Reason: To ensure the long-term health, protection, and retention of existing trees on the site, in accordance with Policy D22 of the adopted Sedgemoor Local Plan 2011-2032.

BNG Informative: The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan.   The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Somerset Council.   There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below. 4. The permission which has been granted is for development which is exempt being:  4.5 Self and Custom Build Development, meaning development which: i) consists of no more than 9 dwellings; ii) is carried out on a site which has an area no larger than 0.5 hectares; and iii) consists exclusively of dwellings which are self-build or custom housebuilding (as defined in section 1(A1) of the Self-build and Custom Housebuilding Act 2015).