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

2. Details of materials for all external work including samples, shall be submitted to and approved by the Local Planning Authority before any work is commenced.

3. No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority.  The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

4. No part of the development shall take place until a schedule of landscape maintenance for a minimum period of 5 years has been submitted to and approved in writing by the Local Planning Authority.  The schedule shall include details of the arrangement for its implementation.  Development shall be carried out in accordance with the approved schedule.

5. No development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme 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. 3) The results of the site investigation and 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. 4) 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 (3) 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.

6. 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 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.

7. 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.

8. Development shall not be commenced until a Full Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The provisions of the Travel Plan shall be implemented and operated in accordance with the timetable contained therein unless otherwise agreed in writing with the Local Planning Authority.

9. No part of the development shall be brought into use until a means of vehicular access to the site has been constructed. These works shall be in accordance with details, which should be submitted to and approved in writing by the Local Planning Authority

10. No part of the development shall be brought into use until space and facilities for cycle parking of a type and in a location previously submitted to and agreed in writing by the Local Planning Authority have been provided and these facilities shall be permanently retained thereafter.

11. Prior to the commencement of development a Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority.  The provisions of the Construction Management Plan shall be implemented in full during the period of construction and shall not be varied unless otherwise agreed in writing with the Local Planning Authority.

12. No tree felling and scrub clearance is to take place during the period lst March to 31st August Inclusive. If it is necessary to undertake works during the bird breeding season then all trees and scrub on the site are to be checked first to ensure no breeding birds are present. If present details of how they are to be protected are required.

13. The proposed landscaping shall be completed before the accommodation hereby approved is occupied and thereafter shall be maintained to the satisfaction of the Local Authority.

14. Prior to the commencement of development, details of proposed bird boxes shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented in full unless otherwise agreed by the Local Planning Authority.

15. No development shall take place until a Code of Construction Practice shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the final Code of Construction Practice and Management Plan should cover the following Minimum requirements;

I. Site supervision

II. Machinery (Noise & Vibration Levels and mitigation measures, location and storage of plant, materials and access to banks etc)

III. Protection of areas of ecological sensitivity and importance

IV Methods used for all channel and dock edge water margin works

V Methods for the control of dust and air pollution

VI Methods for the prevention of dust, dirt, debris and other deposits on the highway

VII Details of security hoarding including maintenance, decorative displays and facilities for public viewing.

VII Lighting methods to avoid disturbance to birds and bats

IX Methods to avoid construction related debris and pollution from entering controlled waters

16. Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) Order 1995 as amended, the building hereby approved shall be used only for purposes within Use Class B1 and for no other purpose in the Town and Country Planning (Use Classes) Order 1987 (or in any provision equivalent relating to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).

17. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 23 May 2014 and 16 July 2014 and listed as follows:  Drwg No. 01-091-001 dated 20.02.2014;  Drwg No. 02-02-001a dated 09.04.2014; Drwg No. 02-05-001 dated 05.2014;  Drwg No. 02-05-002 dated 05.2014;  Drwg No. 02-05-003 dated 05.2014;  Drwg No. 02-005-004 dated 05.2014; Drwg No. 02-05-005 dated 05.2014;  Drwg No. 02-03-001 dated 05.2014;  Drwg No. 02-03-002 dated 05.2014;  Drwg No. 02-03-003 dated 05.2014; Drwg No. 02-03-004 dated 05.2014;  Drwg No. 02-03-005 dated 05.2014  Drwg No. D4606.01 dated 10.07.2014; Drwg No. D4606.002 dated 10.07.2014; Drwg No. DMS507-200 Rev P3  dated 04.2014; Drwg No. DMS507-001 Rev P3 dated 04.2014; Drwg No. 4601060/633/001 Rev D dated 27.09.2013 and Drwg no g4497.001 DATED 14.05.2014.

18. There shall be no piling works on the site between the period of 1st January to 28th February in any year.

19. All piling works shall be undertaken using a "soft start" method of operation.