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.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re- enacting that Order) (with or without modification), no windows/dormer windows other than those expressly authorised by this permission shall be constructed on the south elevation of unit 1. Reason: In the interests of the privacy of future occupiers.

No development shall commence until a detailed assessment of the existing culvert shall be carried out and remedial works to mitigate any impact on the capacity or structural integrity of the culvert following the removal of the petrol pumps to the front of the site shall be submitted and agreed in writing with the Local Planning Authority. These works shall be carried out prior to the first occupation of any of the residential accommodation hereby approved. Reason: This condition is pre commencement in the interest of land drainage and amenities of future occupiers.

No development approved by this planning permission shall take place until a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: 1 A preliminary risk assessment which has identified: all previous uses potential contaminants associated with those uses a conceptual model of the site indicating sources, pathways and receptors potentially unacceptable risks arising from contamination at the site. 2 A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 3. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (2) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved. Reasons: This condition is pre commencement in the interest of ground contamination. National Planning Policy Framework (NPPF) paragraph 109 states that the planning system should contribute to and enhance the natural and local environment by preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of water pollution. Government policy also states that planning policies and decisions should also ensure that adequate site investigation information, prepared by a competent person, is presented (NPPF, paragraph 121).

No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy pursuant to condition 5 above and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a 'long-term monitoring and maintenance plan') for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved. Reason: National Planning Policy Framework (NPPF) paragraph 109 states that the planning system should contribute to and enhance the natural and local environment by preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of water pollution. Government policy also states that planning policies and decisions should ensure that adequate site investigation information, prepared by a competent person, is presented (NPPF, paragraph 121).

If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved. Reason: National Planning Policy Framework (NPPF) paragraph 109 states that the planning system should contribute to and enhance the natural and local environment by preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of water pollution. Government policy also states that planning policies and decisions should ensure that adequate site investigation information, prepared by a competent person, is presented (NPPF, paragraph 121). No investigation can completely characterise a site and given the existence of made ground it is plausible that contamination not identified by the investigation which largely targeted the underground storage tanks is encountered.

Site Characterisation Prior to the commencement of development 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: a survey of the extent, scale and nature of contamination; 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. 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, • archeological 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'. 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. 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. 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. 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: This condition is pre commencement 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.

Before commencing any work on site construction operatives should be inducted by a licensed bat ecologist to make them aware of the possible presence of bats, their legal protection and of working practices to avoid harming bats. Works to the roofs lofts and first floor ceilings of the main Buildings 1 and 2 as designated in the Bat Emergence Survey report (Ecological Surveys Ltd, August 2016) will be overseen by a licensed bat ecologist. Reason: This condition is pre commencement in the interest of Bats and their roosts which are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and from intentional or reckless disturbance to individual bats under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on commuting routes, which in effect can cause severance between roosts and forging areas. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity.

A 2F Schwegler bat box or similar, to accommodate any discovered bat(s), will be hung on a suitable tree on or adjacent to the site at a minimum height of 4 metres as directed by a licensed bat ecologist and agreed in writing with the Local Planning Authority prior to the occupation of the accommodation hereby approved. The bat box will be maintained and retained thereafter. Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and from intentional or reckless disturbance to individual bats under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on commuting routes, which in effect can cause severance between roosts and forging areas. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity.

Works within close proximity to the roofs where the bat roosts have been identified shall only take place in fine weather when overnight temperatures are forecast to be over 8°C Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and from intentional or reckless disturbance to individual bats under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on commuting routes, which in effect can cause severance between roosts and forging areas. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity.

The existing bat roosts in buildings 1 and 2 will be maintained for the duration of the development Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and from intentional or reckless disturbance to individual bats under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on commuting routes, which in effect can cause severance between roosts and forging areas. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity.

Details of roofing membranes should be submitted and agreed in writing with the Local Planning Authority prior to any works to the roofs being carried out. Breathable roofing membranes must not be utilised in association with the roof space and must not be utilised anywhere it may be accessable by bats. The development should be carried out in accordance with the agreed details and retained and maintained thereafter. Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and from intentional or reckless disturbance to individual bats under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on commuting routes, which in effect can cause severance between roosts and forging areas. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity.

Any timbers used in construction of roof spaces or that are to be retained and requiring remedial timber treatment should be treated with 'bat friendly' chemicals. Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and from intentional or reckless disturbance to individual bats under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on commuting routes, which in effect can cause severance between roosts and forging areas. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity.

No artificial lighting associated with the development will illuminate features used by bats or their roosts. A lighting scheme showing how this would be achieved should be submitted to Local Planning Authority before work on site commences and approved in writing before any works are carried out. Any lighting on site should then be carried out in accordance with the approved details. Reason: Bats and their roosts are afforded protection under the Conservation of Habitats and Species Regulations 2010 which includes making it illegal to cause kill or injure bats and destroy, damage or disturb roosts and from intentional or reckless disturbance to individual bats under the Wildlife and Countryside Act 1981 (as amended). Bat species are adversely affected by the introduction of artificial lighting on commuting routes, which in effect can cause severance between roosts and forging areas. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity.

An artificial swift nest box of the Schwegler type 17a or similar, will be installed and maintained away from windows under the eaves on the north aspect of the main building. Similarly two house sparrow terraces, of the Schwegler type 1SP or similar, will be installed and maintained away from windows under the eaves on the east aspect of the main building within 6 months of occupancy. Reason: To replace existing nesting potential and ensure the development contributes to enhancing biodiversity where possible as set out in the National Planning Policy Framework.

No development shall commence until a representative sample of the proposed stone, roof tile, and timber boarding is submitted to and approved in writing by the Local Planning Authority. The development should then be carried out in accordance with the agreed details. Reason: This condition is pre commencement to ensure that the proposal does not cause substantial harm to the character and appearance of the Nether Stowey Conservation Area.

The windows to the front elevation facing St Mary Street shall be constructed out of timber as approved under condition 17. Reason: To ensure that the proposal does not cause substantial harm to the character and appearance of the Nether Stowey Conservation Area. The use of PVC-u is not acceptable within the Conservation Area.

No development shall commence until details of the proposed windows and doors to a minimum scale of 1:10 including elevations, horizontal and vertical cross sections with larger scale details of any glazing bars or other elements to sufficiently describe the proposed units have been submitted to and approved in writing by the Local Planning Authority. All new windows and doors shall be constructed in strict accordance with the approved details. Reason: This condition is pre commencement to ensure that the proposal does not cause substantial harm to the character and appearance of the Nether Stowey Conservation Area.

No development shall commence until a detailed schedule of all external finishes to external joinery have been submitted to and approved in writing by the Local Planning Authority. The external finishes applied to the external joinery shall exactly match the approved schedule and shall remain in perpetuity. Reason: This condition is pre commencement to ensure that the proposal does not cause substantial harm to the character and appearance of the Nether Stowey Conservation Area.

No demolition/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 Bank Holidays. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway.

There shall be no burning of waste on the site during any construction or demolitions works. Reason: To safeguard local residents from smoke nuisance.