Box End Park Box End Road Kempston Bedford Bedfordshire MK43 8RW Data via plota.co.uk

26/01922/MAF - Major Full and Change of Use Awaiting decision
Change of useCommercial & major worksSchools, care & communityCommercial premises

Proposal

Change of use of land for the siting of 58no. Holiday Lodges, 58no. Touring Caravans, 17no. Serviced Camping Pods, 2no. Service/ Storage Caravans, 1no. Café Caravan and associated facilities Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
7 Oct 2026
✓
Validated
20 Oct 2026
✓
Consultation
26 Oct 2026
Decision
Expected by 11 Jan 2027

Under consideration

No decision has been issued yet. Plota predicts a decision between 16 Dec 2026 and 12 Jan 2027, from Bedford's recent changes of use.

Comments are open until 19 Nov 2026

Comment on this application ↗

Documents

View the documents on the council's website ↗

Site constraints 2

Flood zone 2, rivers and sea
Medium chance: between a 1 in 100 and 1 in 1,000 annual chance from rivers, or 1 in 200 to 1 in 1,000 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Agricultural land, grade 2
Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Not affected
Not green belt · No listed building at the site · No scheduled monument at the site

Checked on 27 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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19 Aug 2026Refused

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

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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.

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Important details

Council
Bedford
Application type
Major Full and Change of Use
Postcode
MK43 8RW
Received
7 Oct 2026
Validated
20 Oct 2026
Ward
Wootton & Kempston Rural
Parish
Kempston Rural
Case officer
Show
Target decision
11 Jan 2027
Applicant
Show
Agent
Edwardson Associates - M Edwardson

Decision outlook

Day 8 of the 56-day target. Bedford usually decides changes of use by day 70.

Day 862 days to the predicted decision (day 70)
40%decided within 8 weeks
65%approved
12%go to committee

Plota live figures for changes of use decided by Bedford in the last twelve months, from validation. Bedford decision record →

Public comments

No public comments yet.

16 neighbours consulted · Last counted 27 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15015831
Planning Portal ref
PP-15015831
Neighbours
26 Oct 2026
Consultation
26 Oct 2026
Comments by
19 Nov 2026
Site or press notice
26 Oct 2026
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025 Approved
24/02035/MAF - Condition 3 Biodiversity gain plan (discharge of condition)
25/01311/AOC
2025 Approved
24/02035/MAF - Condition 4 Landscaping (discharge of condition)
25/01312/AOC
2024
Use of land for the siting of 12 holiday lodges and associated development
24/02035/MAF
2022
Extension of existing camp site to provide up to 56 additional caravan pitches, erection…
22/00458/MAF
2019 Approved
Erection of 12 holiday lodges
19/00849/MAF
Within ~100m

Nearby activity

2024
Land At Box End Farm Box End Road Kempston Bedford Bedfordshire MK43 8RW
Erection of 2 bed retirement Bungalow
24/01247/FUL
2024
The Barn Box End Farm Box End Road Kempston Bedford Bedfordshire MK43 8RW
Erection of two storey extension to residential barn
24/01128/FUL
2016 Approved
Box End Farm Box End Road Kempston Bedford Bedfordshire MK43 8RW
Erection of balcony to rear (development already carried out)
16/01740/S73A
Bedford
Planning Authority Score
2.4/10
Poor
#253 of 296 councils
Relevant to this application:
Change of use

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