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.

No development shall be commenced until details of the sustainable surface water drainage scheme for the site have been submitted to and approved in writing by the local planning authority. Such scheme should aim to meet the four pillars of SuDS (water quantity, quality, biodiversity, and amenity) to meet wider sustainability aims as specified by The National Planning Policy Framework and the Flood and Water Management Act (2010). The development shall include measures to control and attenuate surface water and once approved the scheme shall be implemented in accordance with the approved details prior to the first use of the development hereby approved and maintained at all times thereafter. Reason: This is a pre-commencement condition to ensure the development is properly drained in accordance with the NPPF in accordance with Sedgemoor Local Plan 2011-2032 policy D1.

No development shall commence unless a Construction Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out strictly in accordance with the approved plan. The plan shall include: Construction vehicle movements Construction operation hours Construction vehicular routes to and from site including any temporary construction access points and haul roads required. This information should also be shown on a map of the route Construction delivery hours All construction deliveries being made off highway On-site turning facility for delivery vehicles and egress onto highway only with guidance of a trained banksman Expected number of construction vehicles per day All contractor vehicle parking being accommodated off highway including a plan showing the onsite parking arrangements Specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice A scheme to encourage the use of Public Transport amongst contractors On-site vehicle wheel washing facilities and the regular use of a road sweeper for local highways Reason: This is a pre-commencement condition in the interest of highway safety in accordance with Sedgemoor Local Plan 2011-2032 Policies D13 and D14.

There shall be no obstruction to visibility greater than 600 millimetres above adjoining road level in advance of lines drawn 2.4 metres back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 117 metres Northwest and 45 metres South of the access. Such visibility shall be fully provided before the development hereby permitted is commenced and shall thereafter be maintained at all times. Reason: This is a pre-commencement condition having had regard to the size of vehicles to be used in the construction phase of the proposal in the interest of highway safety in accordance with Sedgemoor Local Plan 2011-2032 Policies D13 and D14.

The development shall be carried out in accordance with the submitted and approved Flood Risk Assessment (Clive Onions Limited, 23 March 2021 v4) and the following mitigation measures it details: Finished floor levels shall be set no lower than 7.0 metres above Ordnance Datum (AOD) These mitigation measures shall be fully implemented prior to first use of the development hereby approved. They shall be retained and maintained thereafter throughout the lifetime of the development. Reason: To reduce the risk of flooding to the proposed development and future occupants in accordance with Sedgemoor Local Plan 2011-2032 policy D1.

No development approved by this permission shall be occupied or brought into use until a plan for the future responsibility and maintenance of the surface water drainage system (as required under condition 3) has been submitted to and approved by the Local Planning Authority. The approved drainage works shall be completed and maintained in accordance with the details agreed.   Reason: To safeguard the long-term maintenance and operation of the proposed system to ensure development is properly drained in accordance with the NPPF and Sedgemoor Local Plan 2011-2032 policy D1.

Prior to the first use of the development hereby approved the access between the edge of carriageway and the entrance gates shall be properly consolidated and surfaced (not loose stone or gravel).. Once constructed the access 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 the 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.

No development hereby permitted shall be first used until the parking spaces for the units and properly consolidated and surfaced turning spaces for vehicles have been provided and constructed within the site in accordance with the details shown on the submitted and approved Proposed Site Plan Drg No. 0170.05(J). Such parking and turning spaces shall be kept clear of obstruction at all times and shall not be used other than for the 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.

Prior to the first use of the development hereby approved, noise mitigation measures as outlined in the submitted and approved Noise Impact Assessment (NIA) (Blue Acoustics, 17.07.21) shall be fully installed. To include: 2m height acoustic fencing – marked in red in Figure 7 within the NIA Within 3 months of completion of measures identified in the NIA a verification report that demonstrates the effectiveness of the noise mitigation carried out must be produced and submitted to and approved in writing by the local planning authority. The approved mitigation measures shall be maintained throughout the lifetime of the development. External noise levels should not exceed 55 dB LAeq,16hr at the nearest Noise Sensitive Receptor. Reason: To protect the amenity of local residents from potential noise impacts arising from operation of the site in accordance with Sedgemoor Local Plan 2011-2032 policy D25.

Prior to the first use of development hereby approved, 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 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 on the identified horseshoe bat commuting routes. 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 policy D20 of the Sedgemoor Local Plan 2011-2032.

Prior to first use of the development hereby approved, the following biodiversity enhancements will be installed at the site: Three Schwegler 1FF bat boxes (or equivalent) to be sited away from artificial lighting and at a height of at least 4m; Two standard woodcrete bird box on to a building or a mature tree on site, facing east or north, at a height above 3m; and Replacement native hedgerow, to include filling gaps in hedgerow H2 on a 2:1 basis for the loss of part of hedgerow H1 (as indicated in the submitted and approved Preliminary Ecological Appraisal Report (Nash Ecology, May 2020). Any 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. 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.

A landscape planting scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved planting scheme shall be implemented no later than the end of the first planting season following the first use of the development hereby approved. Notwithstanding the submitted details and for the avoidance of doubt the landscape scheme shall comprise a landscape masterplan which identifies the trees to be retained, removed and proposed. The proposed planting scheme shall include a detailed scaled drawing which identifies the proposed green infrastructure and includes a plant schedule and planting specification. The planting schedule 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: To ensure that development sites are appropriately landscaped to provide enhancement of the environment, mitigation for vegetation that is to be removed, to ensure biodiversity is maintained and that planting schemes are established and managed into the future in accordance with Sedgemoor Local Plan 2011-2032 Policy D20.

Any entrance gates erected shall not open outwards, shall be set back a minimum distance of 10 metres from the carriageway edge 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.

No operations 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 17:00 on Saturdays. No operations or deliveries to take place on Sunday and Public Holidays. Reason: To protect the amenity of local residents from potential noise impacts arising from operation of the site in accordance with Sedgemoor Local Plan 2011-2032 policy D25.