32 St Andrews Road Bedford Bedfordshire MK40 2LW Data via plota.co.uk

26/01526/FUL - Full Planning Refused
Extensions & alterations

Proposal

Raising of roof over existing dwelling footprint to create a full-height first floor with additional habitable accommodation in roof with front dormer. Improvements to car parking arrangements to front of property (revised scheme) Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
7 Aug 2026
✓
Validated
12 Aug 2026
✓
Consultation
18 Aug 2026
✗
Refused
16 Sept 2026
Appeal
Not lodged

Refused on 16 Sept 2026 · Officers (Delegated) · Last checked 17 Sept 2026

Documents

View the documents on the council's website ↗

Site constraints 5

Bedford conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Heritage at risk: Bedford
On the register of historic places assessed as at risk.
A designated building, monument, park or conservation area assessed as at risk from neglect, decay or development. Proposals that secure its future are looked on favourably.
Historic England ↗
Registered park or garden 77 m away: Bedford Park
Its setting is a consideration for work nearby.
Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.
Historic England ↗
Also on the record
Inside the Bedford built-up area; National infrastructure project 1445 m away: East West Rail - Bedford to Cambridge and Western improvements, at pre-application.
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, the Planning Inspectorate 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.

Building

Floor area130 m² (1,399 sq ft)
Energy ratingD (55 out of 100), could reach C
PropertyDetached house, 6 habitable rooms
Built1950 to 1966
HeatingBoiler and radiators, mains gas
WallsCavity wall, as built, no insulation (assumed)

From the energy performance certificate lodged in May 2012, the latest held for this property. The building may have changed since. View the certificate

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Other new applications on this street

6 Aug 2026Approved

36 St Andrews Road Bedford Bedfordshire MK40 2LW

Certificate to confirm that the details submitted do not require planning permis...

26/01521/LDP
13 Jul 2026Approved

22 St Andrews Road Bedford Bedfordshire MK40 2LJ

T1 - Copper Beech - Fell due to extensive decay at crown break

26/01325/TCA
30 Apr 2026Approved

Flat 1 29 St Andrews Road Bedford Bedfordshire MK40 2LL

T1 - Remove Pear group (two) to ground level.

26/00828/TCA
20 Feb 2026Approved

1 St Andrews Road Bedford Bedfordshire MK40 2LL

Change of Use to Supported Living Care Facility (C2)

26/00346/COU

Nearby new applications

29 Aug 2026Approved

The Vicarage 1 St Edmond Road Bedford Bedfordshire MK40 2NQ

T1 (Lime) re pollard, G7 Mixed group Cut back for full length of boundary- Linea...

26/01675/TCA
27 Aug 2026Approved

20 Pemberley Avenue Bedford Bedfordshire MK40 2LQ

Cypressus x5 - Remove. Laburnham x2 - Remove. Weeping Silver Birch x1 - Remove h...

26/01672/TCA
10 Jul 2026Pending

4 St Michaels Road Bedford Bedfordshire MK40 2LT

Silver Birch - Crown lift lower branches

26/01320/TPO
14 Aug 2026Approved

Bedford School St Peters Street Entrance St Peters Street Bedford Bedfordshire

T195 and T196 (Common Lime) repollard to old pollard points and removal of sucke...

26/01573/TPO
6 Aug 2026Approved

36 St Andrews Road Bedford Bedfordshire MK40 2LW

Certificate to confirm that the details submitted do not require planning permis...

26/01521/LDP
29 Jul 2026Approved

5 Park Avenue Bedford Bedfordshire MK40 2JY

Certificate to confirm that the details submitted do not require planning permis...

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Important details

Council
Bedford
Application type
Full Planning
Postcode
MK40 2LW
Received
7 Aug 2026
Validated
12 Aug 2026
Ward
De Parys
Parish
Bedford Town
Case officer
Show
Target decision
30 Sept 2026
Decision
Refuse Permission
Decision date
16 Sept 2026
Decision level
Officers (Delegated)
Applicant
Show
Agent
Show

How this decision compares

Decided in 35 days from validation, 19 days faster than Bedford's median of 54 for extensions. Refused, as 15% of extensions here are.

65%decided within 8 weeks
85%approved
511decided in the last year

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

Public comments

No public comments yet.

5 neighbours consulted · Last counted 17 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15141852
Planning Portal ref
PP-15141852
Neighbours
18 Aug 2026
Consultation
18 Aug 2026
Comments by
15 Sept 2026
Site or press notice
18 Aug 2026
Env. assessment
No

Historical activity at this location

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

Within ~100m

Nearby activity

2025 Approved
36 St Andrews Road Bedford Bedfordshire MK40 2LW
T1 - CEDAR - prune to clear telephone cable and reduce overhang to driveway.
25/02194/TCA
2024
30 Park Avenue Bedford Bedfordshire MK40 2LR
Front projecting balcony, material changes to existing palette, loft conversion with velu…
24/02126/FUL
2024 Approved
35 Park Avenue Bedford Bedfordshire MK40 2LR
Single storey rear extension following the removal of the existing rear extension, first…
24/01305/FUL
2024
Park House Neurological Rehabilitation Centre 28 St Andrews Road Bedford Bedfordshire MK40 2LW
Single storey rear/side extension.
24/01755/FUL
2024
30 Park Avenue Bedford Bedfordshire MK40 2LR
Single storey rear extension with balcony over, including external access stair. Two stor…
24/01520/FUL
2024 Approved
30 Park Avenue Bedford Bedfordshire MK40 2LR
Betula and a row of previously topped Cypress, remove.
24/01293/TCA
2024
30 St Andrews Road Bedford Bedfordshire MK40 2LW
Demolition of existing summer house and existing converted garage. Erection of two storey…
24/00032/FUL
2023 Approved
30 St Andrews Road Bedford Bedfordshire MK40 2LW
Leylandii (T1), (T2), (T3), Yew Tree (T4), Prunus (T5),(T6),(T9),(T10) ,Bay Tree (T8)- re…
23/00875/TCA
2023
28 Park Avenue Bedford Bedfordshire MK40 2LR
Replacement roof covering, soffits, gutters and fascia
23/01001/FUL
2020 Approved
36 St Andrews Road Bedford Bedfordshire MK40 2LW
Cedar - remove a branch from the Cedar Tree laying on the phone line
20/00986/T5DN
2022 Approved
Victoria Cottage 37 St Andrews Road Bedford Bedfordshire MK40 2LW
T1 - Large Leylandii - Fell. T2 - Cherry - Fell. T3 - Conifer - Fell
22/02474/TCA
2022 Approved
36 St Andrews Road Bedford Bedfordshire MK40 2LW
Single storey side extension to replace existing conservatory
22/00196/FUL
2022 Approved
Flat 1 28 Park Avenue Bedford Bedfordshire MK40 2LR
T1. Small Beech on left hand side - Crown reduce by removing up to 2-3m all round to re-s…
22/00377/TCA
2022 Approved
27 Park Avenue Bedford Bedfordshire MK40 2LR
T1 - Silver Birch - Prune to allow 2m clearance of the building.
22/00378/TCA
2021 Approved
Park House Neurological Rehabilitation Centre 28 St Andrews Road Bedford MK40 2LW
Single storey rear extension and associated parking (revised scheme to include new plant…
21/02844/FUL
2021 Withdrawn
36 St Andrews Road Bedford Bedfordshire MK40 2LW
Single storey side extension to replace existing conservatory
21/02070/FUL
2021 Approved
36 Park Avenue Bedford Bedfordshire MK40 2LR
T1 - Weeping Willow - Re pollard to retain health of tree
21/01497/TCA
2020 Approved
Park House Neurological Rehabilitation Centre 28 St Andrews Road Bedford Bedfordshire MK40 2LW
Single storey rear extension and associated parking.
20/01950/FUL
2020 Approved
36 St Andrews Road Bedford Bedfordshire MK40 2LW
Cedar tree CEDAR - Reduce the tree in height by 3 metres, in width by 4 metres and to rai…
20/00945/TCA
2019 Approved
36 St Andrews Road Bedford Bedfordshire MK40 2LW
T1 - Cedar - over driveway - Prune to reduce lateral spread over the garage of No. 36, th…
19/02225/TCA
2017 Approved
35 St Andrews Road Bedford Bedfordshire MK40 2LW
One and two storey rear extension to dwelling and replacement garage block with room abov…
17/00536/FUL
2016 Approved
4 Hale Lodge 31 St Andrews Road Bedford Bedfordshire MK40 2LN
T1 Hawthorn - Remove. T2 Prunus - Crown Reduce by 20%
16/03560/TCA
2016 Approved
4 Hale Lodge 31 St Andrews Road Bedford Bedfordshire MK40 2LN
Lime - Remove
16/02749/TCA
2016 Approved
35 Park Avenue Bedford Bedfordshire MK40 2LR
Willow - remove
16/02594/T5DN
2016 Approved
26 Park Avenue Bedford Bedfordshire MK40 2LR
Replacement of all external windows and doors, re-roofing with additional conservation-st…
16/01059/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

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

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.