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 shall be carried out in accordance with the submitted flood risk assessment ('Flood Risk Assessment & Drainage Strategy - Land of Pillmore Lane, Highbridge, Somerset', ref. 12641w0005c rev. C dated 16 February 2002, Craddys) and the following mitigation measures it details: Finished floor levels shall be set no lower than 5.5 metres above Ordnance Datum (AOD), as detailed in section 5.1 These mitigation measures shall be fully implemented prior to occupation.They shall be retained and maintained thereafter throughout the lifetime of the development. Reason: To manage the residual risk of flooding to the proposed development and future occupants

A Biodiversity Enhancement and Management Plan (BEMP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior to commencement of the development. The BEMP shall expand on the details outlined in drawing 'Landscape Softworks Plan Drg No. 21126HB-LHC-00-XX-DR-L-94.01 Rev. P7' as submitted on the 28/09/2022. Photographs of the installed features will also be submitted to the Local Planning Authority prior to first use of the industrial storage & distribution warehouse and ancillary offices. The applicant may wish to include the BEMP within the larger Landscape Ecological Management Plan (LEMP). Reason: This condition is pre commencement 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 the Draft Environment (Principles and Governance) Bill 2018.

A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior to the commencement of the development. The content of the LEMP shall include the following: a. Description and evaluation of features to be managed. b. Ecological trends and constraints on site that might influence management. c. Aims and objectives of management. d. Appropriate management options for achieving aims and objectives. e. Prescriptions for management actions. f. Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five year period). g. Details of the body or organization responsible for implementation of the plan. h. On going monitoring and remedial measures. The LEMP shall also include details of the legal and funding mechanism(s) by which the longterm implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details. Reason: This condition is pre commencement 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 Local Plan

A report prepared by the Ecological Clerk of Works or similarly competent person certifying that the required mitigation and compensation measures identified in the CEMP (Tyler Grange, 06/03/23) have been completed to their satisfaction, and detailing the results of site supervision and any necessary remedial works undertaken or required, shall be submitted to the Local Planning Authority for approval before first use of the development. Any approved remedial works shall subsequently be carried out under the strict supervision of a professional ecologist following that approval.   Reason: To ensure that ecological mitigation measures are delivered, and that protected /priority species and habitats are safeguarded in accordance with the CEMP and that Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity has been complied with.

The works shall not in any circumstances commence unless the Local Planning Authority has been provided with either: a) a copy of the Great Crested Newt District Level licencing certificate by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 authorising the development to go ahead; or b) a statement in writing from the licensed ecologist to the effect that he/she does not consider that the specified development will require a licence. Reason: A pre commencement condition in the interest of the strict protection of European protected species and in accordance with policy D20 of the Sedgemoor Local Plan

No works to the culvert/rhynes shall commence until the Local Planning Authority has been provided with either: a) a copy of the licence issued by Natural England pursuant to the Wildlife and Countryside Act 1981 (as amended) authorising the development to go ahead; or b) a statement in writing from an experienced water vole ecologist to the effect that he/she does not consider that the specified development will require a licence. Reason: A pre commencement condition in the interest of the strict protection of UK protected species and in accordance with policy D20 of the Sedgemoor Local Plan

Prior to construction above damp proof course level, 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. 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 popu lations of European protected species and in accordance with policy D20 of the Sedgemoor Local Plan

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 construction workers to be sourced from the local labour pool; ii) The proportion of subsequent staff employed in the development to be sourced from the local labour pool iii) Work experience/apprenticeship opportunities iv) The proportion of local procurement and sourcing v) On-going skills development and training opportunities vi) The steps that will be taken to ensure that the above is implemented vii) The operator shall maintain a record of i-vi above and shall make that information available to the local planning authority at all reasonable times upon request Reason: This condition is pre commencement to ensure employment benifits from the commencement of the development in accordance with Policy D15 of the Local Plan

The planting proposals hereby approved (Landscape Softworks Plan Dwg No. 21126-LHC-00-XX-DR-L RevP7) shall be carried out no later than during the first planting season following the date when the development hereby permitted is ready for occupation or in accordance with a programme agreed in writing with the council. All planted materials shall be maintained for five years and any trees or plants removed, dying, being severely damaged or becoming seriously diseased within 5 years of planting shall be replaced with others of similar size and species to those originally required to be planted. Reason: To ensure that the appearance of the development is satisfactory in accordance with Policy D19 of the Local Plan.

Prior to commencement of development detailed calculations and drawings should be provided for the full drainage strategy and report to include: Details of that the proposed surface water drainage system has been designed to prevent surcharging in all events up to an including the 1 in 2 annual probability storm event, prevent any flooding of the site in all events up to and including the 1 in 30 annual probability storm event. This report should also demonstrate that surface water runoff up to the 1 in 100 year event plus climate change will be controlled without causing harm to people or properties. Details to demonstrate how the system of swales and basins actually function and how they are to drain after an event. This should also include commentary on how the building floor levels and ground levels across external areas compare to design water levels within the swales and basins. Detailed drawings illustrating the proposed surface water drainage system including location of SuDS features, manholes, external pipework, attenuation features and discharge locations. These drawings should illustrate that the proposed attenuation structures are not located within an area at risk of fluvial or surface water flooding up to the 1 in 100+ climate change annual probability event, and rational behind this if this is the case. Design should account for a potential surcharged outfall to the watercourse with supporting calculations etc. Design calculations should use FEH rainfall and the system should be designed with climate change allowances of 45% based on current government requirements. Provisions within the site for the disposal of surface water so as to prevent its discharge onto the highway The approved drainage system shall be implemented in accordance with the approved Sustainable Drainage Strategy prior to the use of the building commencing and maintained thereafter for the lifetime of the development. Reason: To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal is incorporated into the design and the build and that the principles of sustainable drainage are incorporated into this proposal and maintained for the lifetime of the proposal

Prior to the occupation of the development, a drainage maintenance plan should be submitted to the local planning authority for approval. This plan should set out maintenance tasks, responsibilities and frequencies for the entire drainage network, including private, adopted and SuDS drainage. The submitted details should identify runoff sub-catchments, SuDS components, control structures, flow routes and outfalls. In addition the plan must clearly show the boundary of the open space and SuDS feature including the maintenance strip and access strip with marked areas, on who is the responsibility body/company maintaining/owning the area. The applicant is advised to provide methods of treating surface water runoff to ensure no risk of pollution is introduced to groundwater or watercourses both locally and downstream, especially from proposed parking and vehicular areas. Reason: To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal is incorporated into the design and the build and that the principles of sustainable drainage are incorporated into this proposal and maintained for the lifetime of the proposal in accordance with Policy D1 of the Local Plan

Prior to commencement of development the applicant, or their agents or successors in title, must secure the implementation of the programme of archaeological work as set out in the submitted Written Scheme of Investigation (Written Scheme of Investigation for an Archaeological Evaluation, Land to the north of Pillmore Lane,Highbridge, Somerset). No Building shall be occupied until the post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under this application and the provision made for analysis, publication and dissemination of results and archive deposition has been secured. Reason: To ensure that archaeological remains and features are recorded and published prior to their destruction in accordance with Policy D26 of the Local Plan.

The rating level of any sound as part of this development (as defined within BS4142:2014 or subsequent amended versions), 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 British Standard "BS 4142:2014+A1:2019" methods for rating and assessing industrial and commercial sound. Reason: To safeguard local residents from noise and disturbance in accordance with Policy D2 of the Local Plan.

Prior to the first use of the development hereby approved and notwithstanding details shown on 'Fence Layout 21414 P0008 Revision B' details of an attenuation fence around the HGV parking area to the east of the building on the north east, south east and south west boundaries. shall be submitted to and approved in writing with the Local Planning Authority. Once approved and prior to first use the fencing shall be erected in accordance with the agreed details and maintained thereafter. Reason: In the interests of the amenities of the adjoining occupiers and in compliance with Policy D2 of the Local Plan.

No building or use hereby permitted shall be occupied or the use commenced until the means of access for pedestrians and/or cyclists have been constructed in accordance with the approved plans (HIGH-CDY-XX-XX-DR-C-0044 Rev P01) and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety in accordance with Policies D13 and D14 of the Local Plan.

No building or use hereby permitted shall be occupied or use commenced until the car/vehicle parking area (and turning space) shown on the approved plans has been completed and thereafter the area shall be kept free of obstruction and available for the parking of vehicles associated with the development. Driveways/vehicle parking areas accessed from the adopted highway must be properly consolidated and surfaced, (not loose stone, gravel or grasscrete) and subsequently maintained in good working order at all times thereafter for the lifetime of the development. Reason: To ensure that there are adequate parking facilities to serve the development constructed to an acceptable standard on accordance with Policy D13 of the Local Plan.

Prior to commencement of development a survey of the condition of the adopted highway shall be submitted to and approved in writing by the Local Planning Authority. The extent of the area to be surveyed must be agreed by the Highways Authority prior to the survey being undertaken. The survey must consist of: - A plan to a scale of 1:1000 showing the location of all defects identified; - A written and photographic record of all defects with corresponding location references accompanied by a description of the extent of the assessed area and a record of the date, time and weather conditions at the time of the survey No building or use hereby permitted shall be occupied or the use commenced until any damage to the adopted highway has been made good to the satisfaction of the Highway Authority. Reason: This condition is pre commencement to ensure that any damage to the adopted highway sustained throughout the development and construction process process can be identified and subsequently remedied at the expense of the developer in accordance with Policy D13 of the Local Plan.

No development shall take place until detailed plans have been submitted to and approved in writing by the Local Planning Authority relating to line, level and layout of the access road junction / off site improvements to Pillmore lane and its means of construction and surface water drainage as shown generally in accordance with drawing HIGH-CDY-XX-XX-DR-C-0044 Rev P01. The approved access road junction / highway improvements shall be laid out and constructed in accordance with the requirements of a Section 278 Agreement under the provisions of the Highway Act 1980 prior to the development first being brought into use. Reason: In the interests of highway safetyin accordance with Policy D13 of the Local Plan.

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: - A construction programme including phasing of works; - 24 hour emergency contact number; - Hours of operation; - Expected number and type of vehicles accessing the site: o Deliveries, waste, cranes, equipment, plant, works, visitors; o Size of construction vehicles; o The use of a consolidation operation or scheme for the delivery of materials and goods; o Phasing of works; - Means by which a reduction in the number of movements and parking on nearby streets can be achieved (including measures taken to ensure satisfactory access and movement for existing occupiers of neighbouring properties during construction): o Programming; o Waste management; o Construction methodology; o Shared deliveries; o Car sharing; o Travel planning; o Local workforce; o Parking facilities for staff and visitors; o On-site facilities; o A scheme to encourage the use of public transport and cycling; - Routes for construction traffic, avoiding weight and size restrictions to reduce unsuitable traffic on residential roads; - Locations for loading/unloading, waiting/holding areas and means of communication for delivery vehicles if space is unavailable within or near the site; - Locations for storage of plant/waste/construction materials; - Arrangements for the turning of vehicles, to be within the site unless completely unavoidable; - Arrangements to receive abnormal loads or unusually large vehicles; - Swept paths showing access for the largest vehicles regularly accessing the site and measures to ensure adequate space is available; - Any necessary temporary traffic management measures; - Measures to protect vulnerable road users (cyclists and pedestrians); - Arrangements for temporary facilities for any bus stops or routes; - Method of preventing mud being carried onto the highway; - Methods of communicating the Construction Management Plan to staff, visitors and neighbouring residents and businesses. Reason: This condition is pre commencement in the interests of safe operation of the adopted highway in the lead into development both during the demolition and construction phase of the development

No building or use hereby permitted shall be occupied or use commenced until a detailed Travel Plan comprising immediate, continuing and long-term measures to promote and encourage alternatives to single-occupancy car use has been prepared, submitted to and approved in writing by the Local Planning Authority. The approved Travel Plan shall be implemented, monitored and reviewed in accordance with the agreed Travel Plan Targets to the satisfaction of the council. Reason: In order to deliver sustainable transport objectives including a reduction in single occupancy car journeys and the increased use of public transport, walking & cycling in accordance with Policy D13 of the Local Plan.

No works beyond damp proof course level of the development hereby approved shall commence unless particulars of the following have been submitted to and approved in writing by the local planning authority: a. Materials (including the provision of samples where appropriate) to be used for all external walls and roof;and b. Details of the design, materials and external finish for all external doors and windows Once approved, such details shall be implemented as part of the development unless agreed otherwise in writing by the local planning authority. Reason: In the interest of visual amenity in accordance with Sedgemoor Local Plan 2011-2032 Policy D2

Prior to the first use of the development the BREEAM certification of the building will be submitted to the Local Planning Authority to confirm compliance with the Sustainability Statement and the BREEAM Pre-Assessment and Strategy. Reason: In the interests of sustainability and in accordance with Policies S1, S4 and S5 of the Local Plan

The building shall be located no closer than 6m from the top of the bank of the Eastern Rhyne and no closer than 4 m from the top of the ordinary watercourse along the northern boundary of the site. Reason: The IDB require access for maintenance in accordance with Policy D1 of the Local Plan.

Prior to the commencement of development, details of a scheme for the management of foul and surface water in line with the document 1261 HIGH-CDY-XX-XX-DR-D-0500 Rev P04 dated 20/01/23 should be submitted to , and approved in writing by the Local Planning Authority. The scheme shall be managed and maintained in accordance with the approved scheme for the lifetime of the development. Reason: In the interests of flood prevention in accordance with Policy D1.