The Willows 10 West End Road Kempston Bedford Bedfordshire MK43 8RT Data via plota.co.uk

Approved 25/01986/FUL
Extensions & alterations
Appeal
Dismissed · 11 May 2026 · Written Representations · Inspectorate case 6004106 ↗
Council
Bedford 2.4/10
Date received
7 Oct 2025
Date validated
7 Oct 2025
Postcode
MK43 8RT

Description

Single storey rear extension, garage conversion and new detached garage Data via plota.co.uk

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Last checked

Site constraints 5

3 listed buildings within 150 m of the postcode pin
Nearest: The Clock House, Grade II, about 1 m from the postcode pin · 3 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 3 with distances
Historic England ↗
Habitat network: Network Enhancement Zone 1
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Inside the Box End built-up area; Priority habitat about 27 m away: Traditional orchard; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 2, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 10 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Sales history 3

Last sold for £530,000 in September 2010. Detached house, freehold.

3 September 2010£530,000
7 July 1997£203,000
5 January 1995£181,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area191 m² (2,056 sq ft)
Energy ratingE (49 out of 100), could reach D
PropertyDetached house, 8 habitable rooms
Built1967 to 1975
HeatingBoiler and radiators, oil
WallsCavity wall, filled cavity

From the energy performance certificate lodged in July 2009, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Other new applications on this street

11 May 2026Withdrawn

Yew Tree House West End Road Kempston Bedford Bedfordshire MK43 8RT

New access, dropped kerb and vehicle crossover. Installation of associated gates...

26/00847/FUL
8 May 2026Approved

Box Farm Cottage West End Road Kempston Bedford Bedfordshire MK43 8RT

25/01854/FUL - Condition 6 - Replacement Trees (discharge of condition)

26/00817/AOC
21 Oct 2026Pending

Moor End Farm Moor End Road Radwell Bedford Bedfordshire MK43 7HY

Conversion of existing stone barn (barn A) to residential use (C3), demolition o...

26/02000/FUL
20 Oct 2026Pending

Box End Park Box End Road Kempston Bedford Bedfordshire MK43 8RW

Change of use of land for the siting of 58no. Holiday Lodges, 58no. Touring Cara...

26/01922/MAF

Nearby new applications

20 Oct 2026Pending

Box End Park Box End Road Kempston Bedford Bedfordshire MK43 8RW

Change of use of land for the siting of 58no. Holiday Lodges, 58no. Touring Cara...

26/01922/MAF
19 Aug 2026Refused

Land Adjacent 69 Box End Road Kempston Bedford Bedfordshire MK43 8RP

Permission in Principle for the erection of up to 3 dwellings.

26/01591/PIP

Historical activity at this location

25 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2023
T1 - Cherry - fell. G1 Group - Western Red Cedars - Crown lift over drive, shorten protru…
23/02236/TPO
Within ~100m

Nearby activity

2025
Box Farm Cottage West End Road Kempston Bedford Bedfordshire MK43 8RT
Erection of detached stable block building containing 8 separate stables and a tack room.
25/01854/FUL
2024 Approved
Box Farm Cottage West End Road Kempston Bedford Bedfordshire MK43 8RT
Erection of clock tower and weather vane on ridge of existing outbuilding and living acco…
24/01990/FUL
2024 Approved
12 West End Road Kempston Bedford Bedfordshire MK43 8RT
Yew (T1) Fell to ground level and grind stump. Tree is dead and hazardous posing risk to…
24/01932/TPO
2023 Approved
White Ladies 4 West End Road Kempston Bedford Bedfordshire MK43 8RT
T1 Norway Maple (Dead) - Remove. T2 Norway Maple - Crown thin 25%.
23/02462/TPO
2023 Withdrawn
Box Farm Cottage West End Road Kempston Bedford Bedfordshire MK43 8RT
Erection of steel frame machinery bulding to be clad in the area of the existing loose li…
23/02088/FUL
2023 Approved
The Clock House West End Road Kempston Bedford Bedfordshire MK43 8RT
23/00646/LBC - Condition 3 - Below Ground Details (discharge of condition)
23/01654/AOC
2023 Approved
The Clock House West End Road Kempston Bedford Bedfordshire MK43 8RT
23/00646/LBC - Condition 4 - Windows (discharge of condition)
23/01657/AOC
2023
Thorncliffe 8 West End Road Kempston Bedford Bedfordshire MK43 8RT
Maple - Fell
23/01430/TPO
2023 Approved
The Clock House West End Road Kempston Bedford Bedfordshire MK43 8RT
Single storey orangery extension to rear/side and replacement windows.
23/00646/LBC
2023 Approved
The Clock House West End Road Kempston Bedford Bedfordshire MK43 8RT
Single storey orangery extension to rear/side and replacement windows
23/00645/FUL
2022 Refused
The Clock House West End Road Kempston Bedford Bedfordshire MK43 8RT
Single storey Orangery extension to rear/side
22/02127/LBC
2022 Refused
The Clock House West End Road Kempston Bedford Bedfordshire MK43 8RT
Single storey Orangery extension to rear/side
22/02126/FUL
2022 Refused
The Clock House West End Road Kempston Bedford Bedfordshire MK43 8RT
Single storey side extension to form orangery
22/00613/FUL
2022 Refused
The Clock House West End Road Kempston Bedford Bedfordshire MK43 8RT
Single storey side extension to form orangery
22/00641/LBC
2021 Approved
Owls Nest West End Road Kempston Bedford Bedfordshire MK43 8RT
Installation of new window
21/02629/LBC
2020 Approved
Box Farm Cottage West End Road Kempston Bedford Bedfordshire MK43 8RT
Erection of covered area for the storage of trailers
20/02890/FUL
2020 Approved
The Meadows West End Road Kempston Bedford Bedfordshire MK43 8RT
First floor side extension with balcony
20/02744/FUL
2018 Approved
Land At The Clock House West End Road Kempston Bedford Bedfordshire MK43 8RT
Construction of manege for personal use with four 6m high floodlights
18/02898/FUL
2018 Approved
4 West End Road Kempston Bedford Bedfordshire MK43 8RT
Ash - Remove
18/03057/TPO
2018 Approved
Woodlands 6 West End Road Kempston Bedford Bedfordshire MK43 8RT
T1 Poplar - Re-pollard back to previous reduction points. T2 Silver Birch, 25% reduction…
18/02323/TPO
2018 Approved
Box Farm Cottage West End Road Kempston Bedford Bedfordshire MK43 8RT
Erection of tractor and machinery storage building
18/01172/FUL
2018 Approved
Box Farm Cottage West End Road Kempston Bedford Bedfordshire MK43 8RT
16/02278/FUL - Condition 3 External Materials (Extension to existing outbuilding conversi…
18/01458/AOC
2017 Approved
Clock House Cottage West End Road Kempston Bedford Bedfordshire MK43 8RT
Replacement windows and door.
17/00103/LBC
2016 Approved
Box Farm Cottage West End Road Kempston Bedford Bedfordshire MK43 8RT
Extension to existing outbuilding conversion, to form bedroom accommodation
16/02278/FUL
Bedford
Planning Authority Score
2.4/10
Poor
#253 of 296 councils
Relevant to this application:
Householder decisions

Bedford is slower than most councils at deciding householder applications, ranking #201 out of 296. 52% of applications have the time limit extended, above the 41% national average. Householder applications are slightly less likely to be approved here (86%) than the national average (90%).

Slower than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Bedford decision statistics
Based on MHCLG data, the year to March 2026
80%
Overall approval rate
Below avg (87%) #259 of 296
86%
Householder approved
Below avg (90%) #239 of 296
56%
Decided in 8 weeks
Below avg (63%) #201 of 296
52%
Extended time limit
Above avg (41%) #233 of 296
52%
Minor dwellings approved
109 decided (1-9 homes)
69%
Major dwellings approved
26 decided (10+ homes)
67%
Change of use approved
57 decided
993
Total decisions
203 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.