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, has 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 (February 2025) 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 and maintained at all times. This shall include but not be limited to: Drawing / plans illustrating the proposed surface water drainage scheme including the sustainable methods employed to delay and control surface water discharged from the site, sewers and manholes, attenuation features, pumping stations (if required) and discharge locations. The current proposals may be treated as a minimum and further SuDS should be considered as part of a 'SuDS management train' approach to provide resilience within the design. Detailed, network level calculations demonstrating the performance of the proposed system are required and this should include: Details of design criteria etc and where relevant, justification of the approach / events / durations used within the calculations. Where relevant, calculations should consider the use of surcharged outfall conditions. Performance of the network including water level, surcharged depth, flooded volume, pipe flow, flow/overflow capacity, status of network and outfall details / discharge rates. Results should be provided as a summary for each return period (as opposed to each individual storm event). Evidence may take the form of software simulation results and should be supported by a suitably labelled plan/schematic to allow cross checking between any calculations and the proposed network Detail drawings including cross sections, of proposed features such as infiltration structures, attenuation features, pumping stations and outfall structures. These should be feature-specific, including cross sections, consideration of groundwater and floatation, and details on stability. Details of erosion control on the outfalls should be provided. Further information regarding external levels and surface water exceedance routes and how these will be directed through the development without exposing properties to flood risk. Full surface water hydraulic model report provided, demonstrating the pre and post development. This shall include measures to manage flood risk through the development site to prevent increase in flood risk elsewhere. Details on pollution control. Groundwater monitoring in the location of attenuation, with any drainage features to take account of maximum water levels within their design. Details on any pumps, including their long term maintenance and failure scenario. Reason: To ensure the development is properly drained and does not increase flood risk at the site or elsewhere in accordance with Sedgemoor Local Plan policy D1 and Section 14 of the NPPF.

No development shall commence until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has first been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological work should provide a field evaluation of the site to determine date, extent, and significance of any archaeological deposits or features, and shall be carried out by a competent person and completed in accordance with the approved written scheme of investigation. Reason: The site is within an area of potential archaeological interest and the Council will wish to evaluate the significance and extent of any archaeological remains in accordance with Sedgemoor Local Plan policy D26.

(1)INVESTIGATION AND RISK ASSESSMENT No development shall commence until an investigation and risk assessment of the nature and extent of contamination on site and its findings have been submitted to and approved in writing by the Local Planning Authority. This assessment shall be undertaken by a competent person, and shall assess any contamination on the site, whether or not it originates on the site. The assessment shall consider all previous uses and shall be conducted in accordance with the Environment Agency's 'Land Contamination Risk Management (LCRM)'. The assessment and written submission shall include: (i) a survey of the nature, extent and significance of any contamination; (ii) 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, • archaeological sites and ancient monuments; (iii) an appraisal of remedial options, and proposal and justification for the preferred option(s). (2)SUBMISSION OF A REMEDIATION SCHEME No development shall commence (other than agreed works required to carry out investigations) until a detailed remediation scheme (if required under con to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, controlled waters, ecological systems, buildings and other property and sites of historical interest, has been submitted to and approved in writing by the Local Planning Authority, unless the findings of the approved investigation and risk assessment concludes that a remediation scheme is not required. The scheme shall include: (i) all works to be undertaken; (ii) proposed remediation objectives and remediation criteria; (iii) timetable of works and site management procedures and where the site is to be developed in phases, a phasing plan identifying any specific protection measures; (iv) where required, a monitoring and maintenance programme to monitor the longterm effectiveness of the proposed remediation and a timetable for the submission of reports that demonstrate the effectiveness of the monitoring and maintenance carried out. (v) where required, additional contingency measures designed to safeguard future users and receptors The remediation scheme shall be designed to 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. The development shall not commence until the approved remediation scheme has been carried out, excepting those works required to carry out remediation, or in accordance with the approved timetable of works. (3)VERIFICATION REPORTING No occupation shall commence, or where the site is subject to an already approved phasing plan, there shall be no occupation of any part of each phase, until a verification report has been submitted to and approved in writing by the Local Planning Authority, unless the findings of the approved investigation and risk assessment has confirmed that a remediation scheme is not required. The verification report shall confirm that the approved remediation has been completed and demonstrate the effectiveness of the remediation carried out. (4)REPORTING OF UNEXPECTED CONTAMINATION In the event that contamination which was not previously identified is found at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority and further development works shall cease unless alternative arrangements have been first agreed in writing with the Local Planning Authority. An investigation and risk assessment shall be undertaken and where remediation is necessary, a revised remediation scheme shall be submitted to and approved in writing by the Local Planning Authority. The revised scheme shall thereafter be implemented as approved. The requirements of this condition shall also apply if other circumstances arise during the development, which require a reconsideration of the approved remediation scheme. Reason: In order to ensure that the land is suitable for the intended uses and to ensure that the development can be carried out safely without unacceptable risks to human health, controlled waters and other off-site receptors and in accordance with Policies D24 and D25 of the Sedgemoor Local Plan and section 11 and 15 of the National Planning Policy Framework.

No development approved by this permission shall be occupied or brought into use until details for the future responsibility and maintenance of the surface water drainage system and any watercourses under riparian ownership of the site has been submitted to and approved by the Local Planning Authority. The development shall be carried out and operated in accordance with the approved details. Reason: To safeguard the long-term maintenance and operation of the proposed system to ensure development is properly drained and does not increase flood risk at the site or elsewhere in accordance with Sedgemoor Local Plan policy D1 and Section 14 of the NPPF.

A dimensioned Tree Protection Plan (TPP) and Arboricultural Method Statement (AMS) showing how all retained trees will be protected during development works shall be prepared in accordance with British Standard 5837 (Trees in relation design, demolition & Construction Recommendations) and submitted to the LPA for approval before the commencement of works. All construction works shall be carried out in accordance with the approved TPP and AMS. Reason: This is a pre-commencement condition to ensure the satisfactory retention and protection of existing trees both within and outside of the site in accordance with local plan policy D22 Trees and Woodlands.

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. 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 compensatory planting for removed hedges and to ensure that development sites are appropriately landscaped to provide enhancement of the environment and to ensure that planting schemes are established and managed into the future in accordance with the Sedgemoor Local Plan Policies D19 and D22.

No development shall take place within 9 m from the top of the bank of the rhyne as shown in drawing J16008-NUK-XX-XX-DR-D-3001-S2-P6 dated 22/04/2026 (contained within Appendix A of the submitted and approved Flood Risk Assessment, edition 07, Nijhuis Industries). The 9 m easement shall remain free of any landscaping, street furniture and ground level shall remain unchanged and levelled throughout the maintenance strip. Reason: To provide an easement for IDB access and maintenance of the Viewed Rhyne and thereby reduce flood risk in accordance with Sedgemoor Local Plan policy D1.

Prior to the commencement of works above ground level, materials details for the proposed buildings and fencing shall be submitted to and approved in writing by the Local Planning Authority. This should be informed by the results of a colour study, to assesses and illustrate a range of possible building and security fence colours, including visualisations from a range of viewpoints where the building and fence are most visible. The development shall be carried out in accordance with the approved details. Reason: to ensure the effects of the main building and security fence on landscape are sufficiently mitigated, in line with the Sedgemoor Local Plan Policy D19 Landscape.

The development shall be carried out in accordance with the submitted Flood Risk Assessment (J-16008 New Woolavington Sync Con Development FRA and Surface Water Drainage Strategy, April 2026, prepared by Nijhuis Industries UK & Ireland Ltd) and the following mitigation measures it details: The development platform and finished floor levels shall be set no lower than 6.20 metres above Ordnance Datum (AOD). No compensatory floodplain storage shall be provided as it has been demonstrated that raising ground levels will have a negligible impact on flood flows within the wider tidal flood cell. Safe access and egress shall be maintained in accordance with the FRA, including raised internal access routes above the design flood level. These mitigation measures shall be fully implemented prior to first operation of the development and subsequently retained and maintained thereafter throughout the lifetime of the development. Reason: To reduce the risk of flooding to the proposed development and future operators, to prevent flooding elsewhere by ensuring the satisfactory storage, attenuation and controlled discharge of surface water from the site and to ensure the development remains safe and operational for its lifetime without increasing flood risk within the surrounding area in accordance with Sedgemoor Local Plan policy D1.

No development hereby approved shall be brought into operation until a Flood Warning and Evacuation Plan (FWEP) has been submitted to and approved in writing by the Local Planning Authority. The FWEP shall include: Registration with the Environment Agency Flood Warning Service (Floodline) Procedures for receiving and responding to flood warnings Evacuation procedures, including safe access and egress routes Identification of safe refuge areas and evacuation destinations Arrangements for communicating flood risk and procedures to all personnel (including induction requirements) Details of on-site management responsibilities during a flood event Confirmation that site operations (including maintenance) will not take place during flood conditions where unsafe. The development shall thereafter be operated in accordance with the approved FWEP for the lifetime of the development. Reason: To ensure the safety of site personnel in the event of flooding, to ensure safe access and egress can be achieved during flood events and to reduce the risk to life in accordance with national and local flood risk planning in accordance with Sedgemoor Local Plan policy D1.

If external lighting is to be installed, prior to the installation of any external lighting, a lighting design for bats and other light sensitive species, following Guidance Note 08/23 - bats and artificial lighting at night (ILP and BCT 2023), or any subsequent update or replacement guidance recognised as best practice within the industry at the time of submission of the design, 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. 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 and UK protected species, UK priority species and habitats listed on s41 of the Natural Environment and Rural Communities Act 2006 and to prevent excessive lighting and protect residential amenity in accordance with Sedgemoor District Council Local Plan: Policies D20, D24 and D25.

At the proposed access there shall be no obstruction to visibility greater than 600 millimetres above adjoining road level within the visibility splays shown on the submitted and plan (LTP/6514/V1/21.01 Revision B). No above ground works shall commence until such visibility splays have been constructed and they shall thereafter be maintained in perpetuity. 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, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such provision shall be installed prior to development above damp-proof course level and thereafter maintained in perpetuity. Reason: In the interest of highway safety in accordance with Sedgemoor Local Plan 2011-2032 Policies D13 and D14.

Unless it can be demonstrated through submission of a revised Flood Risk Assessment incorporating up-to-date climate change allowances demonstrating that the development is safe for its lifetime and does not increase flood risk elsewhere, the development hereby approved is granted for a period of 40 years from the date of this decision. Where the lifetime of the development is not extended, any buildings and equipment shall be removed from the land within six months of the end of the 40 year period and the land reinstated to its former agricultural condition. Reason: To ensure that the development can remain safe for its lifetime in accordance with Sedgemoor Local Plan policy D1.

The Rating Level (as defined in BS 4142:2014+A1:2019) from the operation of the development, shall not exceed the representative background sound level (as defined within Table 4-2 of TNEI's Noise Impact Assessment report 17517-004-R1, dated 26 September 2025) when measured externally under free-field conditions, at all residential receptors existing or consented at the time of this consent. Prior to the installation of any noise generating plant, a revised Noise Impact Assessment report shall be submitted to and approved in writing by the Local Planning Authority. The report shall demonstrate that the predicted operational noise levels do not exceed the limits set out above and will include scheme of mitigation, where required. All works which form part of the approved scheme shall be completed before the approved use commences and shall be retained throughout the life of the development. Reason: In the interests of the amenity of nearby residents in accordance with Sedgemoor Local Plan policies D24 and D25.

No development shall take place (including investigation work, demolition, siting of site compound/welfare facilities) until a survey of the condition of the adopted highway has been 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: To ensure that the condition of the adopted highway is properly recorded prior to the commencement of development, in the interests of highway safety and to enable the Highway Authority to identify and secure the remediation of any damage arising from construction activities, in accordance with Sedgemoor Local Plan policy D14.

The development hereby approved shall not commence until a Construction Management Plan (CMP) has been submitted to and approved in writing by the Local Planning Authority. The CMP shall incorporate safeguarding measures to address the matters: Construction hours of operation A construction programme including phasing of works Expected number and type of vehicles accessing the site, including: Deliveries, waste, cranes, equipment, plant, works, visitors Size of construction vehicles The use of a consolidation operation or scheme for the delivery of materials and goods Measures to reduce the number of vehicle movements to and from the site 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; Arrangements for the turning of vehicles, to be within the site unless completely avoidable; 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; Arrangements for temporary facilities for any bus stops or routes; Methods of communicating the Construction Management Plan to staff, visitors and neighbouring residents and businesses. the use of plant and machinery wheel washing and vehicle wash-down and disposal of resultant dirty water and measures to prevent mud from vehicles leaving the site oils/chemicals and materials the use and routing of heavy plant and vehicles the location and form of work and storage areas and compounds the control and removal of spoil and wastes. Silt Management A method statement will need to be submitted on how it is intended to control site drainage/dewatering derived during construction The location and covering of stockpiles Control of fugitive dust from earthworks and construction activities; dust suppression measures. Noise and Vibration control plan (which includes control methods) to include mitigation measures as defined in BS 5528: Parts 1 and 2: 2009 'Code of practice for noise and vibration control on construction and open sites' shall be used to minimise noise or vibration disturbance from construction works. A waste disposal policy (to include no burning on site); Measures for controlling the use of site lighting whether required for safe working or for security purposes. Details of any site construction office, compound and ancillary facility buildings. Specified on-site parking for vehicles associated with the construction works and the provision made for access thereto. A 24 emergency contact number and point of contact (such as a Construction Liaison Officer/site manager) and details of how complaints will be addressed. Prevention of nuisance caused by radios, alarms, PA systems or raised voices The development shall be carried out in accordance with the approved CMP. Reason: To ensure construction activities associated with the development are appropriately managed so as to minimise the risk of pollution, impacts upon the public highway, and in the interests of protecting the amenity of nearby residents and the wider environment in accordance with Sedgemoor Local Plan policies D13, D14, D24 and D25.

The Biodiversity Gain Plan to be submitted to the Local Planning Authority in accordance with Paragraphs 13 and 14 of Part 2 of Schedule 7A of the Town and Country Planning Act 1990 shall be broadly in accordance with the approved Biodiversity Gain Statement (Western Ecology, May 2026). Reason: To ensure that the strategy for meeting the Biodiversity Net Gain requirements for the development does not change significantly following the grant of planning permission and to minimise the risk of significant post-permission viability issues arising due to Biodiversity Net Gain issues.

A Habitat Management and Monitoring Plan (HMMP) shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the development. The HMMP shall set out how the biodiversity enhancements identified in the approved Biodiversity Gain Plan will be delivered and maintained for a minimum of 30 years. The HMMP shall include: a. A brief description of the habitat(s) to be created. b. Simple management objectives and actions that will be undertaken to achieve the habitat type, condition, and distinctiveness. c. Constraints on site that might influence management d. A schedule for implementation and periodic checks. e. Details of the responsible party or organisation. f. Provisions for adaptive management if initial measures are unsuccessful. The development shall be carried out in accordance with the approved HMMP. The DEFRA HMMP template must be used. Reason: To ensure that Biodiversity Net Gain targets will be appropriately managed and monitored and to minimise the risk of failure.

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: a. Risk assessment of potentially damaging construction activities. b. Identification of 'biodiversity protection zones'. c. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts to habitats and species. d. The location and timing of sensitive works to avoid harm to biodiversity features. e. The times during construction when specialist ecologists need to be present on site to oversee works. f. Responsible persons, lines of communication and written notifications of operations to the Local Planning Authority. g. The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. h. Use of protective fences, exclusion barriers and warning signs. i. Ongoing monitoring, including compliance checks by a competent person(s) during construction and immediately post-completion of construction works. 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 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 Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

No development shall commence until the Local Planning Authority has received and approved in writing: (a) Written confirmation from Natural England that the development has been registered/authorised under the Natural England District Level Licensing scheme for great crested newt; and  (b) Details of all site-specific District Level Licensing requirements (including plans, constraints and any method statement measures) and a statement by a suitably qualified ecologist confirming how these will be implemented and supervised. The development shall thereafter be carried out strictly in accordance with the approved measures and the requirements of the Natural England District Level Licensing scheme. Reason: To ensure compliance with the Conservation of Habitats and Species Regulations 2017 (as amended) via the Natural England-led District Level Licensing scheme, in the interest of the strict protection of European Protected Species and in accordance with Sedgemoor District Council Local Plan: Policy D20 - Biodiversity and Geodiversity.

The surface water drainage scheme, including attenuation and flow control shall be fully implemented prior to the commencement of development except for highway works. This shall include details to demonstrate that surface water will be managed during the construction phase to prevent unrestricted discharge and pollution to any receiving system. Post construction the drainage system shall be inspected, fully cleared and any remediation works undertaken. Reason: To ensure that surface water is properly managed during the construction phase and to reduce flood risk in accordance with Sedgemoor Local Plan policy D1.