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 the development hereby approved, including any site clearance, groundworks or construction within each sub-phase (save such preliminary or minor works that the Local Planning Authority may agree in writing), a Construction and Operational Phases Management Plan (COPMP) to manage the impacts of construction and the operational phases of the development (including biodiversity impacts), shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the COPMP shall, amongst other things, include:- An invasive non-native species protocol, detailing the containment, control and removal of Himalayan Balsam on site; Details of measures to prevent mud from vehicles leaving the site and must include wheel- washing facilities; Operational phase noise control measures; A waste disposal policy (stating no burning on site); Details of construction access, including surfacing and drainage; 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; Construction phase hours of operation (inclusive of deliveries to site); Operational phase hours of operation; 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; The details so approved and any subsequent amendments as shall be agreed in writing by the Local Planning Authority shall be complied with in full and monitored by the applicants to ensure continuing compliance during the construction and operational phases of the development as appropriate. Reason: This is a pre-commencement condition in the interests of the protection of biodiversity, to protect the amenity of local residents from potential impacts both during site clearance, groundworks and construction and also during the operational phase of the development, and in the interests of highway safety in accordance with Sedgemoor Local Plan Policies D13, D14, D20 and D25.

Prior to any works, including groundworks, commencing on site vegetative clearance will be carried out in strict accordance with the following procedure, either: In September or October when dormice are still active but avoiding the breeding and hibernation seasons. A licensed dormouse ecologist shall supervise the work checking the site for nests immediately before clearance and, if needed, during clearance. All work shall be carried out using handheld tools only. If an above-ground nest is found it shall be left in situ and no vegetation between it and the adjacent undisturbed habitat shall be removed until dormice have gone into hibernation (December) as per method b); or Between December and March only, when dormice are hibernating at ground level, under the supervision of a licensed dormouse ecologist. The hedgerow, scrub and/or trees will be cut down to a height of 30cm above ground level using hand tools. The remaining stumps and roots will be left until the following mid-April / May before final clearance to allow any dormouse coming out of hibernation to disperse to suitable adjacent habitat. No vegetative clearance will be permitted between June and September inclusive when females have dependent young. Reason: A pre-commencement condition in the interests of the strict protection of a European protected species and in accordance with policy D20 of the Sedgemoor Local Plan 2011-2032.

At the proposed access there shall be no obstruction to visibility greater than 600 millimetres above adjoining road level within the visibility splays shown on the submitted plan and approved Proposed Site Layout Plan Drg No. 2020029 002 rev C. Such visibility splays shall be constructed prior to the use of the development hereby permitted and shall thereafter be maintained at all times. Reason: In the interest of highway safety in accordance with Sedgemoor Local Plan 2011-2032 Policies D13 and D14.

The area allocated for parking on the submitted and approved Site Layout Plan Drg No. 2020029 002 Rev C, and the area allocated for turning on the submitted and approved Vehicle Transporter Swept Path Analysis Drg No. SPA-03 rev P5 and Vehicle Transporter Swept Path Analysis Drg No. SPA-04 rev P3, shall be kept clear of obstruction 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 highway safety in accordance with Sedgemoor Local Plan 2011-2032 Policies D13 and D14.

Any entrance gates erected shall be hung to open inwards, shall be set back from the carriageway edge to allow for all vehicles required to open the gates to stand clear of the highway and shall thereafter be maintained in that condition at all times. Reason: In the interest of highway safety in accordance with Sedgemoor Local Plan 2011-2032 Policies D13 and D14.

Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway. Such provision shall be installed before first use of the development hereby approved and thereafter maintained at all times. Reason: In the interest of highway safety in accordance with Sedgemoor Local Plan 2011-2032 Policies D13 and D14.

Prior to the installation of any lighting at the site, a 'lighting design for bats' (but which shall also act to control lighting in interests of the amenities of neighbouring occupants) 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 or having access to their resting places. 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 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 also in the amenities of neighbouring occupants in accordance with policies D20 and D25 of the Sedgemoor Local Plan 2011-2032.

The following biodiversity enhancements will be mounted upon the building hereby approved and/or suitable trees within the application site prior to the first use of the building hereby approved: A Beaumaris Woodstone maxi bat box or similar will be mounted under the apex of the southwest elevation and maintained thereafter. Two Vivara Pro Woodstone Nest Boxes (32mm hole version) or similar mounted between 1.5m and 3m high on the northerly facing aspect of trees and maintained thereafter Two Vivara Pro Barcelona Woodstone Bird Box (open front design) or similar mounted between 1.5m and 3m high on the northerly facing aspect of trees and maintained thereafter A Schwegler 28 Kestrel nest box mounted under the eaves on the northwest elevation between 6 and 8m above ground level Once installed, the biodiversity enhancements shall thereafter be retained. Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in paragraph 170(d) of the National Planning Policy Framework.

No later than the end of the first planting season following first use of the development hereby approved the proposed landscaping as indicated on the submitted and approved Proposed Site Layout Plan Drg No. 2020029 002 rev C shall be planted. Hedgerows to be planted shall include a minimum of 5 of the following species: hazel, blackthorn, hawthorn, field maple, elder, elm, dog rose, bird cherry and spindle. All landscape planting 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 unless the LPA has given its written consent to any variation. Reason: In the interests of visual amenity and biodiversity in accordance with policies D2 and D20 of the Sedgemoor District Local Plan 2011-2032.