1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 2 April 2014 and listed as follows: drawing nos. 132_2013_01 and 02 dated 28 March 2014.

3. All new glazing in the south-east facing elevation shall be obscure and non-opening up to a height of 1.7 metres from the internal finished floor level and shall remain as such thereafter.

1. The proposal would conflict with the provisions of Policy EM8 in the Wirral Unitary Development Plan which makes provision for employment uses in Use Class B1, B2 or B8 and reconstruction, extension or expansion of existing businesses, and is also contrary to the National Planning Policy Framework and Policy CS17 ‘Protection of Employment Land’ in the Core Strategy for Wirral – Proposed Submission Draft because the submitted evidence does not demonstrate that there is no reasonable prospect of the site being used for these purposes.

2. The proposal would be detrimental to the purpose and character of the area and could perpetuate the establishment of noise sensitive development to detriment neighbouring businesses. This could set an undesirable precedent that could undermine sustainable economic growth and employment opportunity if replicated elsewhere within the Primarily Industrial Area. This is contrary to the intentions of Policy EM8: Development within Primarily Industrial Areas and Policy PO4: Noise Sensitive Development in the Wirral Unitary Development Plan and the National Planning Policy Framework.

1. The proposal would conflict with the provisions of Policy EM8 in the Wirral Unitary Development Plan which makes provision for employment uses in Use Class B1, B2 or B8 and reconstruction, extension or expansion of existing businesses, and is also contrary to the National Planning Policy Framework and Policy CS17 ‘Protection of Employment Land’ in the Core Strategy for Wirral – Proposed Submission Draft because the submitted evidence does not demonstrate that there is no reasonable prospect of the site being used for these purposes.

2. The proposal would be detrimental to the purpose and character of the area and could perpetuate the establishment of noise sensitive development to detriment neighbouring businesses. This could set an undesirable precedent that could undermine sustainable economic growth and employment opportunity if replicated elsewhere within the Primarily Industrial Area. This is contrary to the intentions of Policy EM8: Development within Primarily Industrial Areas and Policy PO4: Noise Sensitive Development in the Wirral Unitary Development Plan and the National Planning Policy Framework.

3. The site is located within Flood Zones 2 and 3 as shown on the Environment Agency’s Flood Map and it has not been adequately demonstrated that the development could not be accommodated on reasonably available sites in an area with a lower probability of flooding. This is contrary to the National Planning Policy Framework paragraph 101, National Planning Policy Guidance, paragraphs 18 and 19 and Policy CS34 ‘Flood Risk & Coast Protection’ in the Core Strategy for Wirral – Proposed Submission Draft.

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 24 March 2014 and listed as follows:  CLIFF/001/A REV A (21.02.14) , CLIFF/002/A REV A (21.02.14), CLIFF/003/A REV A (21.02.14), CLIFF/004/A REV A (21.02.14),  CLIFF/005/A REV A (21.02.14) ,  CLIFF/006/A REV A (21.02.14) ,  CLIFF/007/A REV A (21.02.14) ,  CLIFF/008/A REV A (21.02.14),  CLIFF/008/A REV A (21.04.14),  CLIFF/005/D REV A (09.03.14) and CLIFF/010/A REV A (10.04.14). 

3. The new vehicle and pedestrian gates DRG CLIFF/004/A REV A (21.02.14) on the front boundary facing Seabank Road shall only open inwards onto the site and this function shall remain thereafter.

4. No part of the development shall be brought into use until the existing vehicular access at 135 Seabank Road has been permanently closed off and the footway reinstated. These works shall be in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority within 3 months of commencement.