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 submitted archaeological Written Scheme of Investigation (Avon Archaeology - AAL Project No. 23-24.626) must be implemented in full and the results of the archaeological monitoring should be analysed, reported on and if appropriate published. Reason: To ensure appropriate archaeological investigation and reporting as the site has the potential to impact on archaeological remains relating to the Roman settlement period, in accordance with Sedgemoor Local Plan policy D26.

No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following: Risk assessment of potentially damaging construction activities. Identification of 'biodiversity protection zones'. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements), including nesting birds habitat clearance measures, badgers buffer zones etc. Retained hedgerows and trees shall be protected from mechanical damage, pollution incidents and compaction of roots in accordance with BS5837:2012 during site clearance works, groundworks and construction and to ensure materials are not stored at the base of trees, hedgerows and other sensitive habitats. No impacts upon ecological features identified (Hedgerow, trees, buildings) shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check for active birds' nests immediately before the vegetation is cleared or works to or demolition of buildings commences and provides written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the Local Planning Authority by the ecologist accompanied by dated photos showing the site before and after clearance. In no circumstances should netting be used to exclude nesting birds. The developers are reminded of the legal protection afforded to badgers and their resting places under the Protection of Badgers Act 1992 (as amended). It is advised that during construction, excavations or large pipes (>200mm diameter) must be covered at night. Any open excavations will need a means of escape, for example a plank or sloped end, to allow any animals to escape. In the event that badgers, or signs of badgers are unexpectantly encountered during implementation of this permission it is recommended that works stop until advice is sought from a suitably qualified and experienced ecologist at the earliest possible opportunity. The location and timing of sensitive works to avoid harm to biodiversity features. The times during construction when specialist ecologists need to be present on site to oversee works. Responsible persons, lines of communication and written notifications of operations to the Local Planning Authority The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person Use of protective fences, exclusion barriers and warning signs. Ongoing monitoring, including compliance checks by a competent person(s) during construction and immediately post-completion of construction work. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. 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.

A Reasonable Avoidance Measures Method Statement (RAMMS) will be submitted to submitted to and approved in writing by the Local Planning Authority prior to the commencement of any groundworks. The RAMMS will provide details on sensitive and precautionary working practice which shall safeguard Great Crested Newt during the construction phase. All works impacting potential habitat used by amphibians will be undertaken under the supervision of competent ecologist. Reason: This is a pre-commencement condition in the interests of UK protected and priority species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

Prior to the commencement of the development hereby approved, a written commitment to the sourcing of local labour shall be submitted to and approved in writing by the local planning authority. The written commitment, as a minimum, shall set out the following matters: i) The proportion of construction workers to be sourced from the local labour pool, ii) Work experience/ apprenticeship opportunities; iii) The proportion of local procurement and sourcing; iv) On-going skills development and training opportunities; v) The steps that will be taken to ensure that the above is implemented; vi) The operator shall maintain a record of i - v above and shall make that information available to the local planning authority at all reasonable times upon request. Reason: In accordance with policy D15 of the Sedgemoor Local Plan 2011-2032 and the Economic Development Supplementary Planning Document. This matter needs to be agreed prior to commencement in order to ensure that local labour is used in the project from the start.

No development shall take place, including any demolition works, until a construction management plan or construction method statement has been submitted to and approved in writing by the Local Planning Authority. The approved plan/statement shall be adhered to throughout the demolition/construction period. 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 including use of local road network, and full details of any temporary construction access points and/or haul roads; Locations for loading/unloading and storage of plant, waste and construction materials; Method of preventing mud being carried onto the highway to include wheel-washing facilities; Measures to protect vulnerable road users (cyclists and pedestrians) Any necessary temporary traffic management measures including the need for any temporary construction access points (NOTE: the creation of a temporary construction access may in itself require planning permission); 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 removal /disposal of materials from site, including soil and vegetation; The location and covering of stockpiles; Control of fugitive dust from earthworks and construction activities; dust suppression measures; Noise and Vibration control plan (which includes control methods) to include mitigation measures as defined in BS 5528: Parts 1 and 2: 2009 'Code of practice for noise and vibration control on construction and open sites' shall be used to minimise noise or vibration disturbance from construction works; A waste disposal policy (to include no burning on site); Measures for controlling the use of site lighting whether required for safe working or for security purposes; Details of any site construction office, compound and ancillary facility buildings; Specified on-site parking for vehicles associated with the construction works and the provision made for access thereto; 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. Prevention of nuisance caused by radios, alarms, PA systems or raised voices Measures to prevent pollution of the water environment And shall confirm: That noise generating activities shall not occur outside of the following hours: •Mon - Fri 08:00-18:00 •Sat 08:00 -13:00 •All other times, including Sundays, Bank and Public Holidays there shall be no such noise generating activities. The development shall be carried out in accordance with the approved plan/statement. Reason: 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 and to protect the local environment in the interests of residential amenity and sustainable development, in accordance with Policies D14, D24 and D25 of the Sedgemoor Local Plan.

Prior to the commencement of development a dimensioned Tree Protection Plan (TPP) should be submitted to and approved in writing by the Local Planning Authority. The TPP shall accurately show the location of protection fencing where required. This should also include a specification for tree protection fencing. The Reason: This is a pre-commencement condition to ensure that all trees on the development site are maintained and protected for the duration of the development and in accordance with policy D19 Sedgemoor Local Plan 2011-2032.

Within six weeks of vegetative clearance or groundworks commencing, a survey for badger setts will be carried out by an experienced ecologist. The results of these surveys will be reported to Local Planning Authority and subsequent actions or mitigation agreed in writing prior to the commencement of vegetative clearance or groundworks. Where a Natural England licence is required a copy will be submitted to the Local Planning Authority prior to works affecting the badger resting place commencing. Reason: This condition must be a pre-commencement condition to safeguard badgers from the outset of the development, to comply with the Protection of Badgers Act 1992 and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

Where 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. The development shall be carried out in accordance with the approved lighting design. All luminaires should lack UV elements when manufactured. Metal halide, compact, fluorescent sources should not be used. LED luminaires should be used where possible due to their sharp cut-off, lower intensity, good colour rendition and dimming capability. A warm white light source (2700Kelvin or lower) should be adopted to reduce blue light component. Light sources should feature peak wavelengths higher than 550nm to avoid the component of light most disturbing to bats. Internal luminaires can be recessed (as opposed to using a pendant fitting) where installed in proximity to windows, to reduce glare and light spill. All luminaires should lack UV elements when manufactured. Metal halide, compact, fluorescent sources should not be used. LED luminaires should be used where possible due to their sharp cut-off, lower intensity, good colour rendition and dimming capability. A warm white light source (2700Kelvin or lower) should be adopted to reduce blue light component. Light sources should feature peak wavelengths higher than 550nm to avoid the component of light most disturbing to bats. Internal luminaires can be recessed (as opposed to using a pendant fitting) where installed in proximity to windows, to reduce glare and light spill. 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 construction works shall be carried out in accordance with the approved submitted Arboricultural Impact Assessment Report and Arboricultural Method Statement as authored by Brynly Andrews Associates, dated March 2026. Reason: To ensure that all trees on the development site are maintained and protected for the duration of the development and in accordance with policy D19 Sedgemoor Local Plan 2011-2032.

The Biodiversity Gain Plan to be submitted to the Local Planning Authority in accordance with Paragraphs 13 and 14 of Part 2 of Schedule 7A of the Town and Country Planning Act 1990 shall be broadly in accordance with the approved Biodiversity Gain Statement V£ (prepared by Wild Service). Reason: To ensure that the strategy for meeting the Biodiversity Net Gain requirements for the development does not change significantly following the grant of planning permission and to minimise the risk of significant post-permission viability issues arising due to Biodiversity Net Gain issues.

A Habitat Management and Monitoring Plan (HMMP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior to the commencement of the development. The content of the HMMP shall include details of how the onsite habitat(s) being created for BNG will be managed for 30 years in accordance with the Biodiversity Gain Plan, and must include the following details: Description and evaluation of features to be managed. Ecological trends and constraints on site that might influence management. Aims and objectives of management. Appropriate management options for achieving aims and objectives. Prescriptions for management actions. Preparation of a work schedule (for implementation, management, and monitoring). Details of the body or organization responsible for implementation of the plan. On-going monitoring and remedial measures, contingency, and enforcement arrangements. Specification of the contents which the HMMP must include in order to demonstrate it as deliverable, adequately resourced and funded. The approved plan will be implemented in accordance with the approved details. Reason: To ensure that Biodiversity Net Gain targets will be appropriately managed and monitored and to minimise the risk of failure.

Due to the age and nature of previous buildings on the site there shall be a watching brief for potential contamination and assess for visual and olfactory evidence of contamination during any groundworks. 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.# 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 development shall be carried out in accordance with the submitted and approved Measures Only Travel Plan (Key Transport Consultants). Reason: To promote sustainable forms of transport and reduce reliance on the private car in accordance with Sedgemoor Local Plan policy D13.

Prior to first use of the development hereby approved the following enhancement measures shall the installed and thereafter retained. Roosting opportunities for bats can be installed on medium or large trees within the Site or the wider Knowle Hall site (e.g. Schwegler 2FN). Bat boxes should ideally be installed at a minimum height of 3.5 to 4m, facing away from external illumination, and should ideally face in a southeast or southwest orientation. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in paragraph 186 of the National Planning Policy Framework.

A landscape planting scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved planting scheme shall be implemented no later than the end of the first planting season following the first use of the development hereby approved. Notwithstanding the submitted details and for the avoidance of doubt the landscape scheme shall comprise a landscape masterplan which identifies the trees to be retained, removed and proposed. The proposed planting scheme shall include a detailed scaled drawing which identifies the proposed green infrastructure and includes a plant schedule and planting specification. The planting schedule shall detail the proposed species, quantities, stock sizes, planting densities and spacings. 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. Reason: To ensure that development sites are appropriately landscaped to provide enhancement of the environment, mitigation for vegetation that is to be removed, to ensure biodiversity is maintained and that planting schemes are established and managed into the future in accordance with Sedgemoor Local Plan 2011-2032 Policy D20.

In accordance with BS 5837:2012 (Trees in relation design, demolition & Construction – Recommendations), temporary protective fencing shall be erected in line with root protection areas (RPA). No materials, fires lit, liquids tipped, rubbish dumped or plant shall be stored within defined root protection areas. No underground services shall be located within the RPA without consent of the Local Planning Authority. The temporary protective fencing shall be retained for the duration of the works. 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 Sedgemoor Local Plan 2011-2032 policies D20 and D22.