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.

The development hereby permitted shall be carried out in full accordance with the measures, mitigation and conclusions set out in the submitted Habitats Regulations Assessment (Oct 2025) /Nutrient Neutrality Assessment (ref NNAMS00339) including the securing of the identified phosphorus credits and the achievement of a maximum water consumption rate of 110 litres per person per day. The development shall thereafter be retained and maintained in accordance with the approved details. Reason: To ensure that the development does not adversely affect the integrity of the Somerset Levels and Moors habitats sites, to secure nutrient neutrality mitigation, and to minimise water consumption in accordance with the National Planning Policy Framework, the Conservation of Habitats and Species Regulations 2017 (as amended), and Policy D20 of the Sedgemoor Local Plan

No external lighting shall be installed unless 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), or any subsequent update or replacement guidance recognised as best practice within the industry at the time of submission of the design, 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 light sensitive species using their territory. The design must include submission of contour plans illustrating appropriate lux levels in response to ecological constraints. 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 and UK protected species, UK priority species and habitats listed on s41 of the Natural Environment and Rural Communities Act 2006 and in accordance with Policy D20 of the Sedgemoor District Council Local Plan.

The following will be incorporated into the site proposal with photographs of the installed features submitted to the Local Planning Authority prior to first occupation: - 1x bat box, comprised of a Beaumaris bat box or similar is installed onto a mature retained tree on site. Bat boxes should be installed at a height above 3 metres facing south or west. - 1x swift box is installed onto one of the buildings onsite. The box will need to be at least 3m from the ground, facing north or east to avoid getting too hot or wet. Reason: In accordance with the approved Ecological Impact Assessment for the enhancement of biodiversity within development as set out in Policy N2 of the National Planning Policy Framework.

The development hereby permitted shall not be commenced until an Allocation Certificate has been submitted to and approved in writing by the local planning authority which addresses the additional nutrient input arising from the development within the fluvial catchment area upstream of the Somerset Levels and Moors Ramsar site and on the same hydrological pathway. The Allocation Certificate shall be a written certificate issued by the phosphate credit provider confirming the allocation of the full phosphate credit requirement generated by the development, thereby mitigating the additional nutrient load imposed on the Somerset Levels and Moors Ramsar site by the development when fully occupied, enabling the local planning authority to conclude on the basis of the best available scientific evidence that such additional nutrient loading will not have an adverse effect on the integrity of the protected site, having regard to the conservation objectives for the site. Reason: In the interests of the integrity of a European site, the 'Favourable Conservation Status' of populations of European Protected Species and UK protected species, UK priority and habitats listed on s41 of the Natural Environment and Rural Communities Act 2006, and in in accordance with Policy D20 of the Sedgemoor Local Plan and Part 19 of the National Planning Policy Framework.