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.

No dwelling hereby approved shall be occupied until the written confirmation from a Building Control Body or an Approved Building Inspector that the dwelling to be built shall achieve a calculated consumption rate of wholesome water of no more than 110 litres per person per day has been provided to the satisfaction of the Local Planning Authority and the Local Planning Authority's prior written approval given. (Note: 110 litres per person per day is the optional requirement of Part G of Schedule 1 and Regulation 36 of the Building Regulations 2010) The dwelling shall be developed in accordance with the submitted and agreed consumption calculation. Reason: To improve the sustainability of the dwellings in accordance with Policy D20 of the Sedgemoor Local Plan and Paragraphs 134, 154 and 180 of the National Planning Policy Framework (July 2021).

No building or use hereby permitted shall be occupied until the Package Treatment Plant has been installed in accordance with the details set out within the Nutrient Neutrality Assessment and Mitigation Strategy (report reference: Nutrient Neutrality Assessment and Mitigation Strategy, HalpinRobbins, Jan 2026), including the provision made for maintenance and monitoring has been secured and written confirmation of the installation has been made to the Local Planning Authority. Thereafter, the Package Treatment Plant shall be maintained and monitored in perpetuity in accordance with the details approved for the lifetime of the development. Reason: In order to ensure the provision of satisfactory drainage and avoid pollution of the environment with specific regard to the Somerset Levels and Moors Ramsar Site and associated potential impact on ecology in accordance with policy D20 of the Sedgemoor District Local Plan as well as Paragraphs 174 and 180-182 of the National Planning Policy Framework (July 2021)

Should the Package Treatment Plant hereby approved reach the end of its operational life during the lifetime of the proposed development, it must be replaced with an alternative Package Treatment Plant of equivalent or greater efficiency rate of 80.2%. Reason: To ensure that the proposed development is phosphate neutral in perpetuity in accordance with policy D20 of the Sedgemoor District Local Plan as well as Paragraphs 174 and 180-182 of the National Planning Policy Framework (July 2021).

No development above slab level shall take place until full details of the proposed tree planting, comprising 6 fruit trees as set out in the Nutrient Neutrality Assessment and Mitigation Strategy (NNAMS) (HalpinRobbins, January 2026), have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include: a) species, size, and location of all trees; b) planting specifications, including soil preparation and staking; c) implementation timetable; and d) a long-term management and maintenance plan for a period of no less than 80 years. The development shall thereafter be carried out in accordance with the approved details. The trees shall be planted in the first available planting season following occupation (or such other timetable as may be agreed in writing) and shall be managed and maintained in accordance with the approved management plan for the full 80-year period. Any trees which die, are removed, or become seriously damaged or diseased within this period shall be replaced in the next planting season with trees of the same species and size, unless otherwise agreed in writing by the Local Planning Authority. Reason: To secure the nutrient neutrality mitigation measures identified in the approved Nutrient Neutrality Assessment and Mitigation Strategy (NNAMS) and to ensure the long-term establishment, retention, and management of planting in the interests of environmental protection and biodiversity.

Where external lighting is to be installed, prior to its installation, 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.

No building work or vegetation clearance shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of the buildings, trees, shrubs and scrub and tall ruderal vegetation to be cleared for active birds' nests immediately before works proceed 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. Reason: To protect nesting birds and prevent ecological harm in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity. Nesting birds are afforded protection under the Wildlife and Countryside Act 1981 (as amended).

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. The measures shall be maintained throughout the construction period. Reason: In the interests of European and UK protected species and biodiversity generally and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

The following will be incorporated into the development with photographs of the installed features submitted to the Local Planning Authority prior to first use: A. Two integrated bat boxes installed at least four metres above ground level and away from windows, on the south and/or west facing elevations and maintained thereafter. B. Two integrated bird boxes (such as a swift brick or sparrow terrace) directly under the eaves and away from windows on the north and/or east elevations and maintained thereafter. C. Any new fencing must have accessible hedgehog holes, measuring 13cm x 13cm to allow the movement of hedgehogs into and out of the site. D. A bee brick built into the wall about 1 metre above ground level on the south or east elevation. Please note bee bricks attract solitary bees which do not sting. E. Enhancement of existing hedgerow by planting native hedegrow species (minimum five woody species per 30m stretch) including hazel, hawthorn, blackthorn, field maple, and honeysuckle, with staggered planting and gapping-up of existing hedgerows to create continuous corridors. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out the National Planning Policy Framework.

(1)INVESTIGATION AND RISK ASSESSMENT No development shall commence until an investigation and risk assessment of the nature and extent of contamination on site and its findings have been submitted to and approved in writing by the Local Planning Authority. This assessment shall be undertaken by a competent person, and shall assess any contamination on the site, whether or not it originates on the site. The assessment shall consider all previous uses and shall be conducted in accordance with the Environment Agency's 'Land Contamination Risk Management (LCRM)'. The assessment and written submission shall include: (i) a survey of the nature, extent and significance of any contamination; (ii) 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; (iii) an appraisal of remedial options, and proposal and justification for the preferred option(s). (2)SUBMISSION OF A REMEDIATION SCHEME No development shall commence (other than agreed works required to carry out investigations) until a detailed remediation scheme (if required under con to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, controlled waters, ecological systems, buildings and other property and sites of historical interest, has been submitted to and approved in writing by the Local Planning Authority, unless the findings of the approved investigation and risk assessment concludes that a remediation scheme is not required. The scheme shall include: (i) all works to be undertaken; (ii) proposed remediation objectives and remediation criteria; (iii) timetable of works and site management procedures and where the site is to be developed in phases, a phasing plan identifying any specific protection measures; (iv) where required, a monitoring and maintenance programme to monitor the long-term effectiveness of the proposed remediation and a timetable for the submission of reports that demonstrate the effectiveness of the monitoring and maintenance carried out. (v) where required, additional contingency measures designed to safeguard future users and receptors The remediation scheme shall be designed to 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. The development shall not commence until the approved remediation scheme has been carried out, excepting those works required to carry out remediation, or in accordance with the approved timetable of works. (3)VERIFICATION REPORTING No occupation shall commence, or where the site is subject to an already approved phasing plan, there shall be no occupation of any part of each phase, until a verification report has been submitted to and approved in writing by the Local Planning Authority, unless the findings of the approved investigation and risk assessment has confirmed that a remediation scheme is not required. The verification report shall confirm that the approved remediation has been completed and demonstrate the effectiveness of the remediation carried out. (4)REPORTING OF UNEXPECTED CONTAMINATION In the event that contamination which was not previously identified is found at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority and further development works shall cease unless alternative arrangements have been first agreed in writing with the Local Planning Authority. An investigation and risk assessment shall be undertaken and where remediation is necessary, a revised remediation scheme shall be submitted to and approved in writing by the Local Planning Authority. The revised scheme shall thereafter be implemented as approved. The requirements of this condition shall also apply if other circumstances arise during the development, which require a reconsideration of the approved remediation scheme. Reason: In order 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 off-site receptors and in accordance with Policies D24 and D25 of the Sedgemoor Local Plan and section 11 and 15 of the National Planning Policy Framework. 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.