TIME LIMIT AND PLANS 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.

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: This condition is pre commencement in the interests of the surrounding Heritage Asset and in accordance with Policy D17 of the adopted Core Strategy and Section 16 of the National Planning Policy Framework.

Prior to the commencement of development a written commitment to the sourcing of local labour shall be submitted to and approved in writing by the local planning authority. The written commitment, as a minimum, shall set out the following matters: i) The proportion of subsequent staff employed in the development to be sourced from the local labour pool; ii) Work experience/ apprenticeship opportunities iii) The proportion of local procurement and sourcing iv) On-going skills development and training opportunities. v) The steps that will be taken to ensure that the above is implemented. vi) The operator shall maintain a record of i - v above and shall make that information available to the local planning authority at all reasonable times upon request. Reason: In accordance with Policy D11 of the adopted Core Strategy and Policy D16 of the Emerging Local Plan. This matter needs to be agreed prior to commencement in order to ensure that local labour is used in the project from the start.

Details of foul and surface water drainage shall be submitted to and approved in writing by the Local Planning Authority prior to works commencing on the development, hereby approved. The development shall proceed in accordance with the approved details. Reason: The additional surface water run off generated by the development will need to be controlled in a manner that does not increase flood risk elsewhere, which is in accordance with the principles set out in Section 14 of the National Planning Policy Framework and Section 2 of the National Planning Practice Guidance and Policy D1 of the adopted Core Strategy and Emerging Local Plan. This is a pre-commencement condition as drainage needs to be embedded in the design of the development from the outset.

The site of the proposed development may be contaminated. Therefore unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions A to C have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition D has been complied with in relation to that contamination. A. Site Characterisation A detailed site investigation and risk assessment must be completed in accordance with current UK guidance to assess the nature, extent and scale of any contamination on the site, whether or not it originates on the site. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The investigations, risk assessments and written reports must be approved in writing by the Local Planning Authority. The report of the findings must include: (i) a survey of the extent, scale and nature of contamination; (ii) desk study information, conceptual models, investigation methods, investigation results and interpretation and any other information required by the local planning authority to justify and appraise the report findings. (iii) an assessment of the potential risks to: human health, property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, adjoining land, groundwaters and surface waters, ecological systems, archaeological sites and ancient monuments; (iv) an appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. B. Submission of Remediation Scheme In cases where contamination is shown to exist a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property, the natural and historical environment and surrounding land must be prepared, and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. C. Implementation of Approved Remediation Scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and approved in writing by the local planning authority. D. Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition B, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition C. E. Long Term Monitoring and Maintenance If a monitoring and maintenance scheme, to include monitoring the long-term effectiveness of the proposed remediation, is required as part of the approved remediation scheme then the monitoring and maintenance scheme will need to be approved in writing by the local planning authority. Following completion of the measures identified in that monitoring and maintenance scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority for approval. This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. This is in accordance with Policy D16 of the adopted Core Strategy and Policy D25 of the Emerging Local Plan. This is a pre-commencement condition as the matter relates to the pre-construction phase of the development.

A Construction Management Plan (CMP) to manage the impacts of construction during the life of the works shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of works on the site. For the avoidance of doubt, the CMP shall, amongst other things, include:- a) measures to regulate construction vehicle movements to and from the site, the routing of construction traffic and construction delivery/operation hours; b) the importation and of spoil and soil on site; c) the removal /disposal of materials from site, including soil and vegetation; d) the location and covering of stockpiles; e) details of measures to prevent mud from vehicles leaving the site including wheel-washing facilities as appropriate; f) control of fugitive dust from earthworks and construction activities and dust suppression; g) a noise control plan h) a waste disposal policy; i) details of any site construction office, compound and ancillary facility buildings; j) specified on-site parking for vehicles associated with the construction works and the provision made for access thereto; k) 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. l) details of how ecological receptors on the site will be protected during the construction phase of the development. m) method of any piling on the site. 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 of the development. The works shall be carried out strictly in accordance with the approved plan. The recommendations within the CMP must be implemented in full according to the time constraints recommended. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway. This is in accordance with Policy D16 of the adopted Core Strategy and Policy D25 of the Emerging Local Plan. This is a pre-commencement condition as the matter relates to standards to be adhered to from the outset of the construction phase of the development.

Prior to the commencement of any works on the site, a Condition Survey of the existing public highway shall be carried out and agreed with the Local Planning Authority in consultation with the Highway Authority. Any damage to the highway occurring as a result of this development is to be remedied by the developer to the satisfaction of the Highway Authority once all works have been completed on site. Reason: In the interests of Highway Safety in accordance with Policies D9 and D10 of the Sedgemoor Core Strategy, Policy D14 and D15 of the Emerging Local Plan and Section 4 of the National Planning Policy Framework. This matter needs to be agreed prior to commencement in order to ensure that the survey takes place before any construction traffic use the highway.

Notwithstanding the details shown on the submitted on Drawing No.1316-01 Revision A, prior to the commencement of the development a revised landscape plan showing the retention of the protected Lime trees T3 and T4 (shown as T53 and T54 on the Tree Removal Plan, reference TR-1) shall be submitted to the local planning authority for approval. The landscape proposals shall identify the proposed species, stock sizes and planting distances specified in a plant schedule. The planting shall be implemented in the first planting season following the completion of the development and maintained thereafter until it is well established. Any plant which fails shall be replaced to the satisfaction of the local planning authority. Reason: In the interests of visual amenity. This is in accordance with Section 12 of the National Planning Policy Framework and Policies P2, D2, D14 and D20 of the adopted Sedgemoor Core Strategy. This is a pre-commencement condition as the matter relates to the need for agreement of the retained and proposed planting in advance of construction on the site.

The erection of the temporary protective fencing shall be erected prior to the commencement of development under the supervision of a professional arborist in accordance with the submitted tree protection plan. The fencing shall not be moved or re-located for the duration of the construction works unless agreed by the local planning authority, in consultation with the appointed arborist. No storage of materials, fires lit, plant, machinery or site huts shall be carried out within the root protection zone. Reason: To ensure that the health of the retained trees are professionally monitored and managed for the duration of the development. This is in accordance with Section 12 of the National Planning Policy Framework and Policies P2, D2, D14 and D20 of the adopted Sedgemoor Core Strategy. This is a pre-commencement condition as the matter relates to the need for protection of the trees in advance of construction on the site.

Works, including groundworks and vegetation clearance, or storage of materials or plant within 30 metres of the badger setts as identified in section 3.28 of the Update Ecological Appraisal (Tyler Grange, 29 August 2018) and as submitted shall not in any circumstances commence unless the local planning authority has been provided with 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 within 30 metres of the badger setts; or b) a statement in writing from the licensed badger ecologist to the effect that he/she does not consider that the specified activity/development will require a licence. Reason: In the interest of a UK protected species and in accordance with Section 15 of the National Planning Policy Framework and Policy D14 of the adopted Core Strategy. This is a pre-commencement condition as the matter relates to the need to ensure protection of a protected species.

The proposed servicing areas, any proposed changes to footways / footpaths / cycleways, provision of tactile paving, cycleways, bus stops/bus lay-bys, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins. 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 Reason: In the interests of Highway Safety in accordance with Policies D9 and D10 of the Sedgemoor Core Strategy, Policy D14 and D15 of the Emerging Local Plan and Section 4 of the National Planning Policy Framework. This matter needs to be agreed prior to commencement in order to ensure that the highway works have been technically approved prior to their construction.

PRIOR TO FIRST OCCUPATION Notwithstanding the detail submitted for the junction improvements at the Northgate junction, the local planning authority require full design details of the proposed junction improvements required to safely access the site and accommodate general traffic on the highway network. This will need to be provided together with supporting evidence, including but not limited to, technical modelling and a Road Safety Audit. Junction details will also need to make provision for sustainable modes. All highway works required as part of the Northgate Junction improvement works including site access, service road and off-site highway works, shall be delivered prior to the first occupation of the development hereby permitted in accordance with the above full design and specification to be submitted to and agreed in writing in advance by the Local Planning Authority in consultation with the Highway Authority. Reason: In the interests of good planning and the Local Planning Authority is not satisfied that the highway network could manage the associated traffic without the proposed highway works being in place at an early stage of development. This is in accordance with Section 9 of the National Planning Policy Framework, Policies P1, D2, D9 and D10 of the Sedgemoor Core Strategy and Policies D14 and D15 of the Emerging Sedgemoor Local Plan.

Prior to the first occupation of the development hereby approved, a Travel Plan, shall be submitted to and approved in writing by the Local Planning Authority. No part of the new development shall be occupied prior to implementation of those parts identified in the approved Travel Plan as capable of being implemented prior to occupation. Those parts of the approved Travel Plan that are identified as capable of implementation after occupation shall be implemented in accordance with the timetable contained therein and shall continue to be implemented as long as any part of the development is occupied. Reason: In the interests of Highway Safety in accordance with Policies D9 and D10 of the Sedgemoor Core Strategy, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 9 of the National Planning Policy Framework

Prior to the first use of the development hereby approved, a Delivery Management Plan and Car Park Management Plan shall be submitted to and approved by the Local Planning Authority to demonstrate that the proposed servicing and delivery times do not cause obstructions or blockages within the car park which may subsequently impact on the local highway network. The operation of the development shall accord with the approved details. Reason: In the interests of highway safety. This is in accordance with Section 9 of the National Planning Policy Framework, Policies D9 and D10 of the Sedgemoor Core Strategy and Policies D14 and D15 of the Emerging Sedgemoor Local Plan.

Notwithstanding the details shown on the submitted Drawing No. 160066 P(1)03 Revision B, prior to the first use of the development hereby approved 23 secure and covered cycle parking spaces shall be provided within the site in accordance with a revised plan to be submitted to and approved in writing by the Local Planning Authority in advance. Reason: In the interests of promoting sustainable travel. This is in accordance with Section 9 of the National Planning Policy Framework, Policies D9 and D10 of the Sedgemoor Core Strategy and Policies D14 and D15 of the Emerging Sedgemoor Local Plan.

Two Schwegler 2F or similar bat boxes and two Schwegler 1B or similar bird boxes shall be sited on retained mature trees at the appropriate height and in the appropriate direction. A plan showing the location and facing of the boxes shall be submitted to and approved by the local planning authority prior to the first occupation of the development. Reason: in the interests of enhancing biodiversity within developments. This is in accordance with Policy D14 of the adopted Core Strategy and Section 15 of the National Planning Policy Framework.

All external lighting shall be installed in accordance with the specifications and locations set out in drawing B2340-MJA-P105-4752-A (Building Management Technology, May 11 2018) as submitted and 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 Sections 15 of the National Planning Policy Framework and Policies D14 of the adopted Core Strategy. In addition in the interests of safeguarding residential amenity in accordance with Policy D16 of the adopted Core Strategy, Policy D26 of the Emerging Local Plan and Section 8 of the National Planning Policy Framework.

Before the development hereby permitted comes into operation, a properly consolidated and surfaced access, parking and turning area shall be constructed (not loose stone or gravel) details of which shall have been submitted to and approved in writing by the Local Planning Authority. The areas allocated for parking (including cycle parking),turning and servicing on the submitted plans 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 interests of Highway Safety in accordance with Policies D9 and D10 of the Sedgemoor Core Strategy, Policies D14 and D15 of the Emerging Sedgemoor Local Plan and Section 9 of the National Planning Policy Framework.

COMPLIANCE MATTERS No construction work (other than completely internal fitting out) or deliveries to and from the site shall take place outside the hours of 07:00 to 18:00 Mondays to Fridays, 08:00 to 13:00 on Saturdays, with the exception of specific works which shall have been agreed in advance and in writing by the local planning authority and shall include details of the task, the date and duration of works. No works to take place on Sundays and Bank Holidays. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway. This is in accordance with Policy D16 of the adopted Core Strategy, Policy D26 of the Emerging Local Plan and Section 8 of the National Planning Policy Framework.

The rating level of any sound as part of this development (as defined within BS4142:2014), shall not exceed the prevailing background noise level at any time, when measured or calculated at the boundary of any noise sensitive dwelling. The assessment method used shall be in accordance with BS4142:2014- "Methods for rating and assessing industrial and commercial sound". Reason: To safeguard local residents from noise and disturbance. This is in accordance with Policy D16 of the adopted Core Strategy, Policy D26 of the Emerging Local Plan and Section 8 of the National Planning Policy Framework.

Any extraction or exhaust system used in connection with the preparation or cooking of food shall be provided with suitable filters and shall discharge in such a place that odours therefrom are not perceived beyond the premises boundary. Reason: To safeguard local residents from noise and disturbance. This is in accordance with Policy D16 of the adopted Core Strategy, Policy D26 of the Emerging Local Plan and Section 8 of the National Planning Policy Framework.

There shall be no deliveries to and from the site between the hours of 11.00 pm and 7.00 am. In addition reversing alarms shall not be used between the hours of 11.00pm and 7.00am; any compactor shall not be used between the hours of 11.00pm and 7.00am; and Goods pallets or cages shall not be moved in the open areas within any service yard between the hours of 11.00pm and 7.00am. Reason: To safeguard local residents from noise and disturbance. This is in accordance with Policy D16 of the adopted Core Strategy, Policy D26 of the Emerging Local Plan and Section 8 of the National Planning Policy Framework.

No infiltration of surface water drainage into the ground at the development site is permitted other than with the written consent of the Local Planning Authority. The development shall be carried out in accordance with the approved details. Reason: To protect the water environment (controlled waters). This is in accordance with Section 8 and Section 14 of the National Planning Policy Framework, Policies D1 and D16 of the adopted Core Strategy and Policies D1 and D26 of the Emerging Local Plan.

Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason: To protect the water environment (controlled waters). This is in accordance with Section 8 and Section 14 of the National Planning Policy Framework, Policies D1 and D16 of the adopted Core Strategy and Policies D1 and D26 of the Emerging Local Plan.

No removal of hedgerows, trees or shrubs shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority. Reason: in the interests of nesting wild birds. This is in accordance with Policy D14 of the adopted Core Strategy and Section 15 of the National Planning Policy Framework

Any repointing or repairs to the boundary wall facing Northgate shall incorporate lime mortar and the stone used and finish shall exactly match the original work adjacent. Reason: To safeguard the character and appearance of the Bridgwater Central & Docks Conservation Area in accordance with Policy D17 of the adopted Core Strategy and Section 16 of the National Planning Policy Framework.