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.

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.

No development shall commence until the applicant, or their agents or successors in title, has presented the results of the archaeological field evaluation to the Local Planning Authority, and has secured the implementation of a subsequent programme of archaeological work in accordance with a written scheme of investigation which has first been agreed and approved in writing by the Local Planning Authority. The agreed programme of archaeological work 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 record and protect any archaeological remains in accordance with Sedgemoor Local Plan policy D26.

Prior to the commencement of the development hereby approved a dimensioned Tree Protection Plan (TPP) should be submitted to and approved in writing by the LPA. It should include details of root protection area around trees and hedges and the location and specification of protective fencing. The development shall be carried out in accordance with the approved TPP throughout the construction period. Reason: This is a pre-commencement condition to ensure the protection and retention of existing trees and hedges in accordance with policy D22 Trees and Woodland.

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.

No development shall commence (including site clearance, groundworks, or any works of demolition) until an updated badger survey has been carried out by a suitably qualified ecologist and submitted to and approved in writing by the Local Planning Authority. The survey shall: Be undertaken at an appropriate time of year in accordance with current best practice guidance; Identify the presence or likely absence of badgers and any setts within or adjacent to the site; and Include an assessment of potential impacts arising from the development. Where badgers or active setts are identified, the submission shall include a detailed mitigation strategy, which shall: Set out measures to avoid, mitigate, or compensate for impacts on badgers; Include a timetable for implementation; and Provide for ongoing monitoring where necessary. The development shall thereafter be carried out in full accordance with the approved survey and any agreed mitigation strategy. Reason: To ensure the protection of badgers and to accord with Sedgemoor Local Plan D20.

No development shall take place within 9 m from the top of the bank of any viewed rhyne on site and 6 m from the top of any ordinary watercourse on site. The easements shall remain free of any landscaping, street furniture, fencing, tree planting 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.

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.

The development shall be carried out in accordance with the submitted flood risk assessment (FRA) (Haskoning, ref PC6880-HAS-XX-XX-RP-W-0002, 30 March 2026) including finished floor levels shall be set no lower than 6.80 metres above Ordnance Datum (mAOD). These mitigation measures shall be fully implemented prior to first operation of the development hereby approved and 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.

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 approved Visibility Plan Drg No. PC6880-HAS-XX-XX-DG-Z-0027 Revision P01. No above ground works shall commence until such visibility splays have been constructed and they shall thereafter be maintained in perpetuity (except in the case of the construction access, which shall be retained in that fashion for the duration of construction only). 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.

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, with no variation unless agreed in writing by the Local Planning Authority following consultation with Natural England. 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 Local Plan policy D20.

The development hereby approved shall be carried out in accordance with the construction ecological management practices set out within the submitted and approved Construction Environmental Management Plan (Haskoning Uk Ltd, PC6880-HAS-XX-XX-RP-Z-0001, 30 March 2026, Final/3). Reason: To ensure that the development does not give rise to adverse impacts on protected species and habitats in accordance with Sedgemoor Local Plan policy D20.

All external lighting shall be installed in accordance with the specifications and locations set out in the submitted and approved Exterior Lighting Design and Impact Assessment (Miller Goodall, 17th December 20205). No other external lighting shall be installed without prior consent of the local planning authority via submission of a planning application. 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 2011-2032.

The rating level of any sound as part of this development (as defined within BS4142:2014+A1:2019 or subsequent amended versions), shall not exceed the representative background noise level (as defined in Table 5-1 of the Haskoning Noise Assessment Reference PC6880-HAS-XX-XX-RP-NO-0001 Final/2 dated 29 April 2026) 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 prevent excessive noise and protect the residential amenity of neighbouring occupiers in accordance with Policies D24 and D25 of the Sedgemoor Local Plan 2011-2032.

(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 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 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 (Hannah Maben, 04/06/2026, Revision 5). 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 be prepared by a suitably qualified ecologist and: a) Set out the objectives of habitat creation and enhancement, b) Include detailed management prescriptions, c) Identify the roles and responsibilities for management, monitoring and reporting, d) Include a monitoring schedule with measurable targets and remedial actions The development shall thereafter be carried out in accordance with the approved HMMP, and the habitats shall be managed and monitored in accordance with its provisions for the duration specified. Reason: To secure measurable biodiversity net gain in accordance with Schedule 7A of the Town and Country Planning Act 1990 (as amended) and national planning policy on biodiversity.

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.