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.

Prior to the commencement of development, the following should be submitted to and approved in writing by by the local planning authority: A detailed Arboricultural Method Statement (AMS) addressing points made in the submitted and approved Arboricultural Impact Assessment (Bartlett Consulting, 5th December 2025). This should include, but not be limited to, how retained trees and hedges are to be protected during development and a specification for how any construction and demolition proposed within Root Protection Areas (RPA) will be carried out. A finalised, dimensioned final Tree Protection Plan (TPP) showing the exact location and specification for protective fencing. The development shall be carried out in accordance with the approved details. Reason: This is a pre-commencement condition to ensure the long-term health of retained trees and hedges in accordance with local plan policy D22 Trees and Woodlands.

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 (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 the identified key & supporting horseshoe 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.

Prior to commencement of development, one of the following shall be submitted to and approved in writing by the Local Planning Authority: a) A copy of the licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 (as amended) authorising the development to proceed; or b) A statement from a suitably qualified and licensed bat ecologist confirming that, in their professional opinion, the specified development will not require a licence, including full justification for this position. Reason: A pre-commencement condition in the interest of the strict protection of European protected species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

Works will not in any circumstances commence until: A. Construction/demolition operatives have been inducted by a licensed bat ecologist to make them aware of the possible presence of bats, their legal protection and of working practices to avoid harming bats. B. Suitable alternative roosting provisions to accommodate both lesser and greater horseshoe bats have been installed on site, as directed by a licensed bat ecologist. Any such provisions will be maintained in-situ thereafter. C. Works potentially affecting bats will then proceed under the supervision of the licensed bat ecologist. Reason: The strict protection of EPS in accordance with the Conservation of Habitats and Species Regulations (as amended) and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

The following will be incorporated into the development prior to first use and retained thereafter: An integrated bat box installed at least four metres above ground level and away from windows, on the south and/or west facing elevations and maintained thereafter. 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. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out the National Planning Policy Framework.

The building and change of use of land hereby approved shall only be used for activities ancillary to the existing dwelling on site (currently known as Yew Tree Farm), and no part shall be used, let or otherwise disposed of as a separate unit of accommodation. Reason: The building and use hereby approved is justified only as ancillary to the existing dwelling. The creation of a separate planning unit or use independent of the host dwelling has not been assessed as part of this application and could give rise to planning impacts requiring separate consideration by the Local Planning Authority.