THE FOLLOWING CONDITIONS SHALL APPLY TO THE DEVELOPEMENT FOR WHICH FULL PLANNING PERMISSION IS GRANTED The development hereby permitted shall be begun before the 20th March 2030. Reason: In accordance with the provisions of Section 91 of the Town and Country Planning Act, 1990.

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 implemented in accordance with the submitted and hereby approved Phasing Plan Drg No. BRID-25-04-30 Rev A. Reason: To ensure the comprehensive development of the site in the interests of the amenities of future residents in accordance with policies B4, D25 and D32 of the Sedgemoor Local Plan 2011-2032.

All ecological measures and/or works specified in the Biodiversity Enhancement Management Plan Rev C (FPCR, April 2026) shall be carried out in accordance with the details contained in the report as submitted to and approved by the LPA as part of determination. A site visit will be undertaken by a suitably qualified ecologist following installation of physical biodiversity measures (such as, but not limited to, nest boxes) and a letter written by the responsible ecologist will be submitted to and approved by the LPA prior to first occupation confirming proper installation of biodiversity features and compliance with the report. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in policy N2 of the NPPF.

Prior to the installation of any external lighting, 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: To safeguard the 'Favourable Conservation Status' of populations of European protected species in accordance with Policy D20.

The development hereby approved shall be carried out in accordance with the submitted and hereby approved 'Local Labour Agreement – Social Value and Jobs Programme' and 'Method Statement in support of Employment and Skills Plan – Gateway'. Reason: To promote opportunities for the local population in accordance with policy D15 of the Sedgemoor Local Plan 2011-2032.

The development hereby approved shall be carried out in accordance with the submitted and hereby approved Biodiversity Construction Environment Management Plan Rev C (BCEMP) (FPCD, April 2026). Upon the completion of the construction phase, a report prepared by the Ecological Clerk of Works (or similarly competent person), shall be submitted to and agreed in writing by the local planning authority. Such report shall certify that the required mitigation and compensation measures identified in the submitted BCEMP have been completed to the Local Planning Authority's satisfaction and shall detail any necessary remedial works undertaken or required, and a timescale for their implementation. Any approved remedial works shall subsequently be carried out under the strict supervision of a professional ecologist following that approval. Reason: To safeguard protected species and in the interests of the biodiversity of the site in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032.

The development hereby approved shall be carried out in accordance with the submitted and hereby approved Construction Management Plan Doc Ref. HSS-PL-001-CMP Rev 1 (Keepmoat, June 2025) and monitored by the applicants to ensure continuing compliance during the construction of development. Reason: In the interests of highway safety and to safeguard residential amenity in accordance with policies D14, D24 and D25 of the Sedgemoor Local Plan 2011-2032

The development hereby approved shall be carried out in accordance with the submitted and approved details Geotechnical & Geoenvironmental Interpretive Report_CGE16753_Bridgwater Gateway_GGIR_Rev1_May22 and Desk Study & Updated Geoenvironmental Assessment_2603028.001.01 Bridgwater Gateway, North Petherton (as submitted under permission reference 37/22/00071). Reason: To ensure that any risks from land contamination to residents are minimised in accordance with policy D24 of the Sedgemoor Local Plan 2011-2032.

The development permitted by this planning permission shall only be carried out in accordance with the submitted and hereby approved Surface Water Drainage Technical Note Rev A (ThinkUrban, May 2025) and Flood Risk Assessment Addendum Rev 04 (ref 16860-001, Fairhurst, Feb 2026). And the he following mitigation measures detailed within the FRA: Limiting the surface water run-off generated by to 2l/s/ha for all event including the 1 in 100 year plus 45% climate change so that it will not exceed the run-off from the undeveloped site and not increase the risk of flooding off-site. Finished floor levels shall be set no lower than 8.1 metres above Ordnance Datum (AOD) as detailed in section 5.12 and illustrated on the submitted and hereby approved "Planning Levels Layout Drg Nos. 168604-FH-XX-DR-C-151-01 Rev. P3, 168604-FH-XX-DR-C-151-02 Rev. P3 & 168604-FH-XX-DR-C-151-03 Rev. P3 Reason: To prevent the risk of flooding accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

Prior to the commencement of development full technical details of the surface water drainage scheme to serve the site shall be submitted to and agreed in writing by the local planning authority. Such details shall be based on the submitted surface water drainage strategy as supplemented by:- Flood Risk Assessment Addendum Ref 168604-001 (Fairhurst, January 2026) Surface Water Drainage Technical Note (ThinkUrban, May 2025) Such scheme shall include measures to prevent the run-off of surface water onto the highway and a phasing plan for implementation. Once approved the surface water drainage scheme shall be implemented in accordance with the approved details and shall be maintained in good working order at all times thereafter. Reason: To ensure the development is properly drained in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

No development approved by this permission shall be occupied or brought into use until a scheme for the future responsibility and maintenance of the surface water drainage system has been submitted to and approved by the Local Planning Authority. The approved drainage works shall be completed and maintained in accordance with the details agreed. Reason: To ensure the development is properly drained in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

With the exception of ground works, no works to construct the dwellings hereby approved shall be carried out unless particulars of the following have been submitted to and approved in writing by the Local Planning Authority:- materials (including the provision of samples where appropriate) to be used for all external walls and roofs of the dwellings; details of the design, materials and external finish for all external doors and windows of the dwellings; details of all hard surfacing and boundary treatments for the dwellings. Once approved such details shall be implemented as part of the development unless agreed otherwise in writing by the local planning authority. Reason: In the interest of visual amenity in accordance with policy D2 of the Sedgemoor Local Plan 2011-2032.

The development hereby approved shall be carried out in accordance with the submitted and hereby approved Landscape Softworks Masterplan Drg No. D0557_002 Rev J Unless agreed otherwise in writing, the approved scheme shall be fully carried out within nine months from the date of commencement of the development. The trees/shrubs shall be protected and maintained, and any dead or dying trees/shrubs shall be replaced to the satisfaction of the local planning authority for a period of five years following their planting. Reason: In the interests of visual amenity in accordance with policies D2 and D19 of the Sedgemoor Local Plan 2011-2032.

No dwelling hereby approved shall be occupied unless it has been provided with bin and bicycle storage facilities in accordance with details that have been submitted to and agreed in writing by the local planning authority. Reason: In the interests of visual and residential amenity in accordance with policies D2 and D25 of the Sedgemoor Local Plan 2011-2032.

Highways No dwelling hereby approved shall be occupied until a programme and timing of works for the delivery of a footpath to the north boundary of the site has been submitted to and approved in writing by the local planning authority. The footpath shall be provided in accordance with the details and timing for the delivery of the footpath as approved Reason: In the interests of good connectivity to local services and facilities in accordance with policies B4, D2 and D13 of the Sedgemoor Local Plan 2011-2032.

The proposed roads, including footways and turning spaces where applicable, shall be constructed in such a manner as to ensure that each dwelling before it is occupied shall be served by a properly consolidated and surfaced footway and carriageway to at least base course level between the dwelling and existing highway. Reason: In the interest of highways safety in accordance with policy D14 of the Sedgemoor Local Plan 2011-2032.

No development above grade shall take place until the details of and specification for highway works consisting of: roads footways tactile paving cycleways sewers any retaining walls service routes vehicle overhang margins embankments visibility splays carriageway gradients drive gradients on street parking any landscaping for tree planting area in or adjacent to the highway, pedestrian and cycle routes and associated vehicular accesses and crossings, means of enclosure and boundary treatment next to the highways, street lighting and street furniture, all new junctions, proposed levels, highway drainage swept path analysis for a vehicle of 11.4m length service corridors. have been submitted to and approved in writing by the local planning authority. For this purpose, plans and sections, indicating as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority. No dwelling shall be occupied until the approved highway works (and any agreed consequential and ancillary works) for that part of the site have been carried out pursuant to an agreement or agreements made with the highway authority under relevant sections of the Highways Act 1980. Reason: In the interest of highways safety in accordance with policy D14 of the Sedgemoor Local Plan 2011-2032.

No building or use hereby permitted shall be occupied or the use commenced until any damage to the adopted highway has been made good to the satisfaction of the Highway Authority, with reference to the submitted and hereby approved "Existing Highway Condition Report Rev V1" (SLR Consulting, 24th September 2026). Reason: To make sure all approach roads are maintained to an adoptable standard.

Before the development hereby permitted is first brought into its permitted use the following windows shall be each fitted with obscure glazing and a means of restricting their opening and shall be retained in that fashion thereafter in perpetuity unless alternative details are agreed in writing by the Local Planning Authority: Plot No. House Type Elevation Obscure glaze 47 Bradshaw Opp (e) Right (NE) Bathroom 49 Ardingley As (e) Left (SE) Bathroom 58 Whiston Opp (e) Right (SE) Bathroom 59 Ardingley As (e) Left (SE) Bathroom 77 Ryebank As (e) Left (NW) Ensuite 85 Whiston Opp (e) Right (NW) Bathroom 114 Seacourt Opp (e) Right (SE) Bathroom 123 Darracott As (e) Left (SE) Bathroom 130 Longford Opp (e) Left (SE) Yes – bathroom and ensuite 145 Ardingley As (e) Left (N) Bathroom 146 Ardingley Opp (e) Right (S) Bathroom 167 Ryebank Opp (e) Right (S) Ensuite 175 Whiston As (e) Left (NE) Bathroom 200 Longford Opp (e) Right (SE) Bathroom and ensuite 218 Ryebank As (e) Right (NE) Ensuite 254 Whiston Opp (e) Right (S) Bathroom 261 Longford As (e) Left (S) Bathroom and ensuite 305 Chelburn Opp (e) Right (S) Bathroom 314 Whiston As (e) Left (S) Bathroom 334 Ryebank As (e) Right (NE) & Left (SW) Ensuite Reason: To safeguard the privacy of the occupants of the future neighbouring properties in accordance with Sedgemoor Local Plan 2011-2032 Policy D25.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revising revoking and re-enacting that Order with or without modifications), there shall be no insertion of new or enlargement of existing windows to the following elevations at first floor and above without the prior written approval of the local planning authority by submission of a planning application: Plot No. House Type Elevation 47 Bradshaw Opp (e) Right (NE) 49 Ardingley As (e) Left (SE) 58 Whiston Opp (e) Right (SE) 59 Ardingley As (e) Left (SE) 77 Ryebank As (e) Left (NW) 85 Whiston Opp (e) Right (NW) 114 Seacourt Opp (e) Right (SE) 123 Darracott As (e) Left (SE) 130 Longford Opp (e) Left (SE) 145 Ardingley As (e) Left (N) 146 Ardingley Opp (e) Right (S) 167 Ryebank Opp (e) Right (S) 175 Whiston As (e) Left (NE) 200 Longford Opp (e) Right (SE) 218 Ryebank As (e) Right (NE) 254 Whiston Opp (e) Right (S) 261 Longford As (e) Left (S) 305 Chelburn Opp (e) Right (S) 314 Whiston As (e) Left (S) 334 Ryebank As (e) Right (NE) & Left (SW) Reason: In the interest of the amenity of future adjoining occupants in accordance with policy D25 of the Sedgemoor Local Plan 2011-2032.

Any works, including groundworks and vegetative clearance, with the potential to impact badgers and their setts shall not in any circumstances commence unless the Local Planning Authority has been provided with and approved in writing of either: a) a copy of the licence issued by Natural England pursuant to The Protection of Badgers Act 1992 authorising the development to go ahead; or b) a statement in writing from the ecologist to the effect that he/she does not consider that the development will require a licence. Reason: A pre-commencement condition in the interests of a UK protected species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

The areas allocated for parking and turning on the submitted plan shall be kept clear of obstruction at all times and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted. Reason: In the interest of highways safety in accordance with policy D14 of the Sedgemoor Local Plan 2011-2032.

THE FOLLOWING CONDITIONS SHALL APPLY TO THE DEVELOPEMENT FOR WHICH OUTLINE PLANNING PERMISSION IS GRANTED Approval of the details of the appearance, landscaping, layout and scale (hereinafter called "the reserved matters") shall be obtained from the local planning authority in writing before any development is commenced. Plans and particulars of the reserved matters referred to above, relating to the appearance, landscaping, layout and scale, shall be submitted in writing to the local planning authority and shall be carried out as approved. Application for approval of the reserved matters shall be made to the local planning authority before 20th March 2028. The development hereby permitted shall be begun either before 20th March 2030, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later. Reasons: The application was submitted as an outline application in accordance with the provisions of Article 5(1) of the Town and Country Planning (Development Management Procedure) Order 2015. In accordance with the provisions of Section 92 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 not be brought into use until a surface water drainage scheme has been implemented in accordance with details that have been submitted to and approved in writing by the local planning authority. Such scheme shall include measures to prevent the run-off of surface water onto the highway and once approved the scheme shall be implemented in accordance with the approved details and maintained at all times thereafter unless agreed otherwise in writing by the local planning authority. Reason: To ensure the development is properly drained in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

No development approved by this permission shall be occupied or brought into use until a scheme for the future responsibility and maintenance of the surface water drainage system has been submitted to and approved by the Local Planning Authority. The approved drainage works shall be completed and maintained in accordance with the details agreed. Reason: To ensure the development is properly drained in accordance with policy D1 of the Sedgemoor Local Plan 2011-2032.

The development hereby approved shall be carried out in accordance with the submitted and approved details Geotechnical & Geoenvironmental Interpretive Report_CGE16753_Bridgwater Gateway_GGIR_Rev1_May22 and Desk Study & Updated Geoenvironmental Assessment_2603028.001.01 Bridgwater Gateway, North Petherton (as submitted under permission reference 37/22/00071). Reason: To ensure that any risks from land contamination to residents are minimised in accordance with policy D24 of the Sedgemoor Local Plan 2011-2032.

The development hereby approved shall be carried out in accordance with the submitted and hereby approved Construction Management Plan Doc Ref. HSS-PL-001-CMP Rev 1 (Keepmoat, June 2025) and monitored by the applicants to ensure continuing compliance during the construction of development. Reason: In the interests of highway safety and to safeguard residential amenity in accordance with policies D14, D24 and D25 of the Sedgemoor Local Plan 2011-2032

Biodiversity The reserved matters application shall incorporate measures for the enhancement and protection of biodiversity including:- Bat boxes Bird boxes Bee bricks Hedgehog friendly fencing to incorporate accessible hedgehog holes, measuring 13cm x 13cm to allow the movement of hedgehogs into and out of the site have been installed in accordance with details that have been submitted to and approved in writing by the Local Planning Authority. Such enhancement measures shall Once installed such features shall be retained at all times thereafter. Reason: To safeguard and enhance biodiversity in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032.