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 works, including vegetative clearance and groundworks, shall not in any circumstances commence unless the Local Planning Authority has been provided with either: a) a copy of the licence, with regard to great crested newts, issued 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 she/he does not consider that the 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.

Works to tree TN10 (as designated in Figure 2 of the Ecological Appraisal (Avondale Ecology, January 2020) shall not in any circumstances commence unless the Local Planning Authority has been provided with either: a) a copy of the licence, with regard to bats, issued 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 she/he does not consider that the 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.

Works will not commence until all site operatives have been inducted by a licensed great crested newt ecologist to make them aware of the possible presence of great crested newts, their legal protection and of working practices to avoid harming great crested newts. Written confirmation of the induction will be submitted to the Local Planning Authority by the ecologist within one week of the toolbox talk. Reason: A pre-commencement condition in to ensure the strict protection of European protected species and in accordance with policy D20 of the Sedgemoor Local Plan.

No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following: Risk assessment of potentially damaging construction activities. Identification of 'biodiversity protection zones'. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements). The location and timing of sensitive works to avoid harm to biodiversity features. The times during construction when specialist ecologists need to be present on site to oversee works. Responsible persons, lines of communication and written notifications of operations to the Local Planning Authority The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person; Use of protective fences, exclusion barriers and warning signs. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. Reason:  A pre-commencement condition in the interests 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.

Prior to occupation, a 'lighting design for bats' 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. 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 policy D20 of the Sedgemoor Local Plan.

Prior to the development hereby permitted first being brought into use a flood warning and evacuation plan shall be submitted to and approved in writing by the Local Planning Authority. The operation of the development shall be carried out in accordance with the plan approved thereafter. Reason: In the interests of flood risk in accordance with Policy D1 of the Sedgemoor Local Plan.

The area allocated for parking (including cycle and motorcycle parking) and turning on submitted plan, drawing number STC-PP3-12, shall be kept clear of obstruction and shall not be used other than for the parking and turning of vehicles in connection with the development hereby permitted. Reason: In the interests of highway safety in accordance with Policy D14 of the Sedgemoor Local Plan.

The development hereby permitted shall not commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority (in consultation with Somerset County Council). The plan shall include construction vehicle movements, construction operation hours, construction vehicular routes to and from site, construction delivery hours, expected number of construction vehicles per day, car parking for contractors, specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice and a scheme to encourage the use of public transport amongst contractors. The development shall be carried out strictly in accordance with the approved Construction Management Plan. Reason: In the interests of highway safety in accordance with Policy D14 of the Sedgemoor Local Plan.

Prior to the commencement of the development hereby permitted, details of a scheme for the management of surface water based on sustainable drainage principles 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: To ensure the appropriate management of surface water from the development in accordance with Policy D1 of the Sedgemoor Local Plan.