If the Commission denies an application for a permit or variance, a second application substantially the same as the first may not be entertained by the Commission within two years of the date of the Commission's final written decision denying the application unless the Commission has determined that a substantial change in conditions has occurred or that other consideration materially affecting the merit of the subject matter have intervened between the time of the written denial and the subsequent application.
94- 412 C.M.R. ch. 101, § 6