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 statutory instruments revoking or enacting the order with or without modification, the use of the light industrial buildings, hereby approved, shall be for purposes falling within Class B1 (Business) as defined in the Town and Country Planning (Use Classes) Order 1987, and for no other purpose whatsoever, without express planning consent from the Local Planning Authority first being obtained. Reason: This re-plan relates specifically to to a site previously exceptionally released for B1 uses. Other uses outside of B1 business uses in this location would raise additional planning impacts that would need to fully considered as part of any subsequent planning application. This is in accordance with Policy S1 and D11 of the adopted Sedgemoor Core Strategy.

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: To ensure the use of local labour prior to the commencement of construction in accordance with Policies P6 and D11 of the Sedgemoor District Core Strategy. A pre-commencement condition is necessary as this deals with the construction phase of the development hereby permitted.

Other than in relation to construction, 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 and occupants from noise and disturbance in accordance with Policy D16 of the Sedgemoor District Core Strategy

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 Sunday and Bank Holidays. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway in accordance with Policy D16 of the Sedgemoor District Core Strategy

Prior to the commencement of development, including any site clearance, groundworks or construction within each sub-phase (save such preliminary or minor works that the Local Planning Authority may agree in writing), 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. For the avoidance of doubt, the CMP shall, amongst other things, include:- a) Measures to regulate the routing of construction traffic; b) Construction vehicle movement and volume c) Scheme to encourage the use of public transport amongst contractors d) The importation and of spoil and soil on site; e) The removal /disposal of materials from site, including soil and vegetation; f) The location and covering of stockpiles; g) Details of measures to prevent mud from vehicles leaving the site and must include wheel- washing facilities; h) Control of fugitive dust from earthworks and construction activities; dust suppression i) Noise control plan (which includes control methods) j) A waste disposal policy (stating no burning on site) k) Details of any site construction office, compound and ancillary facility buildings; l) Specified on-site parking for vehicles associated with the construction works and the provision made for access thereto m) 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. 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. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway in accordance with Policy D16 of the Sedgemoor District Core Strategy. A pre-commencement condition is necessary as this deals with the construction phase of the development hereby permitted

Details of any external lighting to serve the application site shall be submitted to and approved in writing by the local planning authority prior to the occupation of any building on that development plot. Details shall include type, size and position of the proposed new external lighting. The development shall be carried out in accordance with the approved details. Any external lighting must only directly illuminate the application site and be fully adjustable. Reason: In the interests of visual amenity and to protect local residents from obtrusive lighting in accordance with Policies D14 and D16 of the adopted Sedgemoor Core Strategy.

An ecological clerk of works should be appointed out the outset of construction and will remain on call throughout the construction phase to provide advice and attend site where required to deal with specific ecological issues which might arise. A letter confirming the appointment will be submitted to the local planning authority prior to any work commencing on site. Reason: In the interests of biodiversity. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework. A pre-commencement condition is required in the interests of protected species.

Prior to any work commencing a toolbox talk will be provided by the ecologist to the site foreman and other operatives at the beginning of construction to ensure that the restrictions and constraints imposed by wildlife are clearly understood. In the event a change in personnel on the site occurs and a new site foreman/manager is appointed they must request a further toolbox talk from the ecologist. A letter from the ecologist shall be submitted to the local planning authority confirming the delivery of the toolbox talk. Reason: In the interests of biodiversity. This is in accordance with Policy D14 of the adopted Core Strategy and Section 11 of the National Planning Policy Framework. A pre-commencement condition is required in the interests of protected species.

The proposed accesses shall be constructed in accordance with details shown on the submitted plan, drawing number 121A, and shall be available for use before the commencement of the development hereby permitted. Once constructed the accesses shall be maintained thereafter in that condition at all times. Reason: In the interests of highway safety. This is in accordance with Polices D9 and D10 of the adopted Sedgemoor Core Strategy. A pre-commencement condition is necessary as this deals with the construction phase of the development hereby permitted

There shall be no obstruction to visibility greater than 600mm above adjoining road level forward of a line drawn 2.4m back and parallel to the nearside carriageway edge over the entire site frontage. Such visibility shall be fully provided before works commence on the development hereby permitted and shall thereafter be maintained at all times. Reason: In the interests of highway safety. This is in accordance with Polices D9 and D10 of the adopted Sedgemoor Core Strategy. A pre-commencement condition is necessary as the required visibility splays need to be provided from the outset of the development.

The area behind the units to the north west allocated for the loading and unloading of goods vehicles on the submitted plan, drawing number 121A, shall be kept clear of obstruction and shall not be used other than for the loading and unloading of goods vehicles (and not for storage) in connection with the development hereby permitted. Reason: In the interests of highway safety. This is in accordance with Polices D9 and D10 of the adopted Sedgemoor Core Strategy.

The area allocated for parking and turning on the submitted plan, drawing number 121A, shall be kept clear of obstruction 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. This is in accordance with Polices D9 and D10 of the adopted Sedgemoor Core Strategy.

Samples of the roofing materials and of the materials to be used in the construction of the external walls shall be submitted to and approved in writing by the local planning authority prior to the commencement of works above dpc level on the development Reason: In the interests of visual amenity and in accordance with Policies D2 and D14 of the adopted Sedgemoor Core Strategy.

Samples of the roofing materials and of the materials to be used in the construction of the external walls shall be submitted to and approved in writing by the local planning authority prior to the commencement of works above dpc level on the development Reason: In the interests of visual amenity and in accordance with Policies D2 and D14 of the adopted Sedgemoor Core Strategy.

A detailed landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development of any part of the site. The landscaping scheme shall also include a landscape management plan, detailing the long term management responsibilities and maintenance schedules for the landscape areas within the development. The landscaping shall be carried out in the first planting season following the commencement of the development and shall be implemented strictly in accordance with the approved details. Reason: In the interests of biodiversity and visual amenity. This is in accordance with Section 11 of the National Planning Policy Framework and Policies D2 and D14 of the adopted Sedgemoor Core Strategy. This matter needs to be agreed prior to commencement in order to ensure that sufficient landscaping is proposed and approved from the outset of the development.

Prior to the commencement of the development, a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall be in general conformity with the approved Travel Plan for the Bridgwater Gateway site as a whole approved under outline planning consent reference 37/11/00084. The Travel Plan shall include measurable outputs and arrangements for monitoring and enforcement. Development shall be carried out in accordance with the approved Travel Plan. Reason: To encourage sustainable travel and in the interests of highway safety in accordance with Section 4 of the National Planning Policy Framework and Policies D9 and D10 of the adopted Sedgemoor Core Strategy . This matter needs to be agreed at an early stage of the project and therefore should be a pre-commencement matter.

No development, apart from specific operations to be approved in advance in writing by the local planning authority, shall commence until details of the proposed foul drainage system have been approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details. Reason: In the interests of amenity and health and in accordance with Policy D1 and d16 of the adopted Sedgemoor Core Strategy. This matter needs to be agreed at an early stage of the project and therefore should be a pre-commencement matter.

Details of the surface water drainage scheme based on sustainable drainage principles together with a programme of implementation and maintenance for the lifetime of the development shall be submitted to and approved in writing by the Local Planning Authority prior to works commencing on the development. The drainage strategy shall ensure that surface water runoff post development is appropriately attenuated on site and discharged at a rate and volume no greater than greenfield runoff rates and volumes. The development shall thereafter be carried out strictly in accordance with the approved details prior to the first occupation of the building and thereafter retained and maintained. Reason: To ensure that the development is served by a satisfactory system of surface water drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with paragraph 17 and sections 10 and 11 of the National Planning Policy Framework, Paragraph 103 of the National Planning Policy Framework and the Technical Guidance to the National Planning Policy Framework (March 2015). It is also in the interest of highway safety to prevent discharge onto the highway in accordance with Polices D9 and D10 of the adopted Sedgemoor Core Strategy. This matter needs to be agreed prior to commencement in order to ensure that drainage details are approved and implemented at the start of the development.