Agenda item

1

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).

2

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.

3

PRE-COMMENCEMENT:

Before the commencement of the development hereby permitted the applicant, or their agents or successors in title, shall have secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation (WSI) which has been submitted and approved in writing by the Planning Authority. The WSI shall include details of the archaeological excavation, the recording of the heritage asset, the analysis of evidence recovered from the site and publication of the results. The development hereby permitted shall be carried out in accordance with the approved scheme.

Reason   To safeguard the archaeological potential of the site in accordance with policy D26 of the Sedgemoor Local Plan 2011-2032.

4

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;

·        Locations for loading/unloading and storage of plant, waste and construction materials;

·        Method of preventing mud being carried onto the highway;

·        Measures to protect vulnerable road users (cyclists and pedestrians)

·        Any necessary temporary traffic management measures;

·        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.

Reason: This is a pre-commencement condition in the interest of the highway safety and in accordance with Adopted Sedgemoor Local Plan Policy D14.

5

The proposed access shall be constructed in accordance with details shown on the submitted plan Site Plan as Proposed, drawing number 003, and shall be available for use prior to first occupation. Once constructed the access shall be maintained thereafter in that condition in perpetuity and the turning area to be kept clear of obstruction.

Reason: In the interests of highway safety in accordance with Adopted Sedgemoor Local Plan 2011-2032 Policy D14.

6

Provision shall be made within the site for the disposal of surface water so as to prevent its discharge on to the highway.  Such provision shall be installed before the first occupation of the dwelling hereby approved and thereafter maintained at all times.

Reason: In the interests of highway safety in accordance with Adopted Sedgemoor Local Plan 2011-2032 Policy D14.

7

Prior to the construction of any part of the development above damp-proof course level a scheme showing full details of the number and location of charging points for plug-in and other ultra-low emission vehicles in safe, accessible and convenient locations within the development (along with a timetable for their provision), shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details and timetable.

Reason: In the interests of highway safety in accordance with Adopted Sedgemoor Local Plan 2011-2032 Policy D14.

8

The car port hereby approved shall be only be permitted for the storage of motor vehicles.

Reason: To ensure sufficient off-street car parking to the property hereby approved in accordance with Adopted Sedgemoor Local Plan 2011-2032 Policy D14.

9

PRE-COMMENCEMENT:

Prior to any vegetative clearance or groundworks, any vegetation in the construction area should initially be reduced to a height of 10 centimetres above ground level by hand, brashings and cuttings removed and the remainder left for a minimum period of 48 hours of fine warm weather (limited rain and wind, with temperatures of 10°C or above) before clearing to minimise the risk of harming/killing any reptiles and/or amphibians that may be present and to encourage their movement onto adjoining land. This work may only be undertaken during the period between March and October under the supervision of competent ecologist. Once cut vegetation should be maintained at a height of less than 10cm for the duration of the construction period. Any features such as rubble piles, scrub or hedgerow bases (as identified in the Preliminary Ecological Appraisal (Quantock Ecology, June 2023) which potentially afford resting places for reptiles and/or amphibians will be dismantled by hand by a competent ecologist in April or August to October and any individuals found translocated to a location agreed with the Local Planning Authority prior to works commencing on site. A letter confirming these operations and any findings will be submitted to the Local Planning Authority by the ecologist responsible prior to works commencing on site.

Reason: In the interests of UK protected and priority species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

10

A habitat enhancement and mitigation area which includes the planting of replacement trees, hedgerow and rough grassland shall be provided and maintained thereafter. The layout of and a planting schedule for the habitat creation / enhancement of this space will be submitted to and agreed with the Local Planning Authority. This approve enhancement and mitigation area will be planted no later than the end of the first planting season following first occupation of the dwelling hereby approved. Notwithstanding the submitted detail, for the avoidance of doubt the landscape scheme shall include a planting schedule and 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: In the interests of the Favourable Conservation Status of populations of European protected species in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity, and to provide net gain in accordance with paragraph 174(d) of the National Planning Policy Framework.

11

Prior to first use of the dwelling hereby approved, the following biodiversity enhancement(s) will be installed on the/at the site:

·        Installation of 4x Schwegler multi-purpose bird and/or bat on to a building or mature tree on site, facing south or west, at a height above 3m.

Once installed, the biodiversity enhancement(s) shall thereafter be retained.

Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in paragraph 174(d) of the National Planning Policy Framework and Sedgemoor Local Plan 2011-2032 policy D20.

12

Prior to the installation of any external lighting, a lighting design for bats, following Guidance Note 08/18 Bats and artificial lighting in the UK (ILP and BCT 2018), 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 roosting or prevent bats using their territory. The design should accord with Step 5 of Guidance Note 08/18, including submission of contour plans illustrating Lux levels. Lux levels should be below 0.5 Lux. 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. No other external lighting shall be installed without prior consent from the Local Planning Authority through submission of a planning application.

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.

13

All foul water from the development hereby approved shall discharge via connection into the Wessex Water mains foul sewer.  No other means of disposal of foul water shall be permitted. 

Reason: To ensure that the proposal does not negatively impact upon the Somerset Levels and Moors Ramsar site (due to an increase in nutrient loads (phosphorous) from foul waste) in accordance with Sedgemoor Local Plan 2011-2032 Policy D20.