Land At Village Farm 85 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB Data via plota.co.uk

25/02560/MAR - Major Reserved Matters Approved
Schools, care & communityNew homes

Proposal

Reserved matters relating to matters of layout, scale, appearance and landscaping for the erection of 95 dwellings, public open space and play facilities, SUDs features and associated infrastructure pursuant to Outline Planning Permission Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
24 Dec 2025
✓
Validated
8 Jan 2026
✓
Committee
20 Jul 2026
✓
Approved
20 Jul 2026
✓
Consultation
24 Jul 2026

Approved on 20 Jul 2026 · Committee · Last checked 7 Aug 2026

Planning committee

Decided by Bedford Planning Committee on 20 Jul 2026.

Approved

As officers recommended.

  • The Parish Council welcomed amendments and requested better construction communication, community engagement and consultation about open-space management.
  • Permission was granted in accordance with the recommendation of the Head of Planning and Building Control.

Source: Plota analysis of Bedford's committee minutes, Bedford Planning Committee minutes, 20 July 2026 .

Documents

View the documents on the council's website ↗

Associated applications 13

Site constraints 3

Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Inside the Wilstead built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, 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 listed building at the site

Checked on 6 October 2026. 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.

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Other new applications on this street

3 Aug 2026Pending

Village Farm 85 Cotton End Road Wilstead Bedford MK45 3DB

1 x free standing V-board totem and 2 x flags

26/01491/ADV
25 Jun 2026Approved

Village Farm 85 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB

24/02231/MAO - Condition 10 - Arboricultural Method Statement (discharge of cond...

26/01194/AOC
3 Sept 2026Pending

153A Cotton End Road Wilstead Bedford Bedfordshire MK45 3DD

Erection of a front porch extension incorporating a WC and replacement of the ex...

26/01699/FUL

Nearby new applications

3 Sept 2026Pending

153A Cotton End Road Wilstead Bedford Bedfordshire MK45 3DD

Erection of a front porch extension incorporating a WC and replacement of the ex...

26/01699/FUL
24 Aug 2026Pending

2 Hooked Lane Wilstead Bedford Bedfordshire MK45 3DL

Single storey front extension

26/01638/FUL
3 Aug 2026Pending

Land West Of 1 Hampton Close Wilstead MK45 3DA

20/01981/REM - Request to check conditions have been complied with

26/01496/CWC
3 Aug 2026Pending

Village Farm 85 Cotton End Road Wilstead Bedford MK45 3DB

1 x free standing V-board totem and 2 x flags

26/01491/ADV
23 Jul 2026Refused

Land At Duck End South Of Bedford Road Wilstead Bedfordshire

Change of use of land to provide two Gypsy and Traveller pitches, to include sit...

26/01439/S73A
20 Jul 2026Pending

Land At Via Grace 15 Vicarage Lane Wilstead Bedford Bedfordshire MK45 3EU

Outline application with all matters reserved, aside access, for the erection of...

26/01401/OUT

Important details

Council
Bedford
Application type
Major Reserved Matters
Postcode
MK45 3DB
Received
24 Dec 2025
Validated
8 Jan 2026
Ward
Wixams & Wilstead
Parish
Wilshamstead
Case officer
Show
Target decision
7 Aug 2026
Decision
Permit Subject to S106 and (CIL Liable)
Decision date
20 Jul 2026
Decision level
Committee
Applicant
Show

How this decision compares

Decided in 193 days from validation, 129 days slower than Bedford's median of 64 for new homes. Approved, as 33% of new homes here are.

42%decided within 8 weeks
33%approved
81decided in the last year

Plota live figures for new homes decided by Bedford in the last twelve months, from validation. Bedford decision record →

Public comments

7comments received
5 objecting2 neutral

71% object · below the UK average of 74%

68 neighbours consulted · Last counted 7 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14473413
Planning Portal ref
PP-14473413
Neighbours
24 Jul 2026
Consultation
24 Jul 2026
Comments by
18 Feb 2026
Site or press notice
21 Jan 2026
Committee
20 Jul 2026
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2024
Outline application for the demolition of existing buildings and erection of up to 95 res…
24/02231/MAO
Within ~100m

Nearby activity

2023 Approved
Land West Of 1 Hampton Close Wilstead Bedford Bedfordshire MK45 3DA
20/01981/REM - Condition 3 - Energy Statement (Discharge of Condition)
23/01555/AOC
2023 Approved
Land Adjacent 20 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
Erection of 10m pole (This is a notification only to the Local Authority who have no dete…
23/00332/TELLN
2021 Approved
89 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
Single storey side and rear extension and part garage conversion.
21/00298/FUL
2020 Approved
Land West Of 1 Hampton Close Wilstead MK45 3DA
All reserved matters for the erection of a detached dwelling, pursuant to Outline permiss…
20/01981/REM
2018 Refused
Land To Rear Of 85 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
Outline application with all matters reserved except access for the erection of up to 65…
18/00433/MAO
2019 Approved
20 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
Single storey front/side extension following removal of existing converted garage (revise…
19/02234/FUL
2019 Refused
42 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
Demolition of existing detached garage and erection of new detached 2 bedroom dwelling.
19/00489/FUL
2018 Refused
42 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
Demolition of existing detached garage and erection of new detached 2 bedroom dwelling.
18/01854/FUL
2018 Approved
20 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
Single storey side extension and pitched roofs to existing flat roof areas.
18/01085/FUL
2018 Approved
85A Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
Certificate to confirm that the details submitted do not require planning permission. (Si…
18/00256/LDP
2018 Approved
20 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
Single storey front/side extension following removal of existing converted garage
18/00107/FUL
2016 Approved
20 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB
installation of 1 x DSLAM equipment cabinet olive green. (This is a notification only to…
16/02331/TELLN
Bedford
Planning Authority Score
2.4/10
Poor
#253 of 296 councils
Relevant to this application:
Major dwellings

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