Ebenezer House 2 - 10 St Johns Street Bedford Bedfordshire MK42 0DH Data via plota.co.uk

26/01942/FUL - Full Planning Awaiting decision
Commercial premisesCommercial & major works

Proposal

Mansard Roof extension to provide additional commercial office floorspace. Data via plota.co.uk

Track application Save this application and get an email when its status or decision changes. Alerts nearby Get email alerts for new planning applications near this address.
View original council record ↗Last checked

Application progress

✓
Received
8 Oct 2026
✓
Consultation
14 Oct 2026
Decision
Expected by 26 Nov 2026

Under consideration

No decision has been issued yet. Plota predicts a decision between 5 Dec 2026 and 26 Dec 2026, from Bedford's recent commercial premises.

Comments are open until 12 Nov 2026

Comment on this application ↗

Documents

View the documents on the council's website ↗

Site constraints 8

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 ↗
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 ↗
Air quality management area: Bedford Town Centre AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
10 listed buildings within 150 m
Nearest: Former Parish Church of St Mary, Grade I, 37 m away · 1 Grade I, 3 Grade II*, 5 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 10 with distances
Historic England ↗
Also on the record
Scheduled monument 181 m away: Bedford Bridge; National infrastructure project 236 m away: East West Rail - Bedford to Cambridge and Western improvements, at pre-application; Inside the Bedford built-up area.
Not affected
Not green belt

Checked on 15 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.

Sales history 2

Last sold for £1,205,000 in July 2025. Other property, freehold.

22 July 2025£1,205,000Recorded as a transfer outside a standard sale
16 August 2019£1,250,000Recorded as a transfer outside a standard sale

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

Building

Floor area833 m² (8,966 sq ft)
Energy ratingC (asset rating 52)
UseOffices and Workshop Businesses
HeatingAir Conditioning

From the energy performance certificate lodged in March 2023, the latest held for this property. The building may have changed since. View the certificate

Work with planning data?

Every application in Bedford - and every UK council - as a live feed, an API, or a bulk CSV export.

About Plota's data service

Other new applications on this street

28 Jul 2026Approved

Gurvir House, 2 - 8 Cauldwell Street & 5-7 St Johns Street & 9 - 11 St Johns Street Bedford Bedfordshire

25/00838/FUL - Condition 9 - Bin Store (discharge of condition)

26/01378/AOC

Nearby new applications

22 Oct 2026Pending

3 Duckmill Lane Bedford Bedfordshire MK42 0AX

Change of Use of a B8 storage unit into a one bedroom C3 dwelling.

26/01993/FUL
21 Oct 2026Pending

11 Harpur Centre Bedford Bedfordshire MK40 1TJ

Installation of 2no. louvred doors and access ramp on Horne Lane, together with ...

26/02028/FUL
15 Oct 2026Pending

27 - 29 Midland Road Bedford Bedfordshire MK40 1PL

Part Change of Use to Sui Generis (Betting Office) and external alterations to i...

26/01863/FUL
15 Oct 2026Pending

27 - 29 Midland Road Bedford Bedfordshire MK40 1PL

Installation of one internally illuminated powder coated fascia sign, one intern...

26/01864/ADV
8 Oct 2026Pending

Unit 5A Riverside Square Bedford Bedfordshire MK40 1AS

Installation of 3 internally illuminated fascia signs and 1 internally illuminat...

26/01945/ADV
28 Sept 2026Decided

O/S 25 Maitland Street Bedford Bedfordshire MK40 1QX

1x 10m medium wooden pole. The Electronic Communications Code (Conditions and re...

26/01866/TELLN

Important details

Council
Bedford
Application type
Full Planning
Postcode
MK42 0DH
Received
8 Oct 2026
Validated
8 Oct 2026
Ward
Kingsbrook
Parish
Bedford Town
Case officer
Show
Target decision
26 Nov 2026
Applicant
Show
Agent
Legah Architecture - Mr V Legah
Freehold owner
Show

Decision outlook

Day 20 of the 56-day target. Bedford usually decides commercial premises by day 72.

Day 2052 days to the predicted decision (day 72)
37%decided within 8 weeks
74%approved
92decided in the last year

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

Public comments

No public comments yet.

75 neighbours consulted · Last counted 22 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15283253
Planning Portal ref
PP-15283253
Neighbours
14 Oct 2026
Consultation
14 Oct 2026
Comments by
12 Nov 2026
Site or press notice
15 Oct 2026
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025
Three storey side and rear extensions, amendment to fenestration and external materials t…
25/02322/FUL
Within ~100m

Nearby activity

2025 Approved
St Johns Church St Johns Street Bedford Bedfordshire MK42 0DH
T.1 beech (Fagus slyvatica) - Prune the overhang back 5m where necessary to make safe.
25/01532/TCA
2024 Refused
Telecom House 25 And 27 St.John's Street Bedford MK42 0BA
05/00598/FUL - Non Material Amendment to revise the substation position within the site t…
24/02365/NMA
2023
32 St Johns Street Bedford Bedfordshire MK42 0DH
Installation of externally illuminated fascia sign and non-illuminated window signage.
23/02326/ADV
2022 Approved
Managers Apartment Homebrook House 1 Cardington Road Bedford Bedfordshire MK42 0RL
1. Yew tree on left side of car parking area to reduce crown by approx 3m and reduce widt…
22/00435/TPO
2020 Refused
1 Homebrook House 1 Cardington Road Bedford Bedfordshire MK42 0RL
Yew tree - fell
20/02161/TPO
2020 Approved
Serino Flooring 28 St Johns Street Bedford MK42 0DH
Subdivision of existing retail unit to create new residential flat and the addition of 2…
20/01376/S73
2020 Approved
Serino Flooring 28 St Johns Street Bedford Bedfordshire MK42 0DH
19/02265/FUL - Condition 3 - Cycle Parking (discharge of conditions)
20/01426/AOC
2019 Approved
Serino Flooring 28 St Johns Street Bedford Bedfordshire MK42 0DH
Subdivision of existing retail unit to create new residential flat and the addition of 2…
19/02265/FUL
2019 Approved
Managers Apartment Homebrook House 1 Cardington Road Bedford Bedfordshire MK42 0RL
Certificate to confirm that the details submitted do not require planning permission (use…
19/00318/LDP
2018 Approved
28 - 30 St Johns Street Bedford Bedfordshire MK42 0DH
First and second floor rear extension to form 2 additional flats (4 in total).
18/00860/FUL
2018 Approved
The Heights 25 St Johns Street Bedford Bedfordshire MK42 0FT
Certificate to confirm that the details submitted do not require planning permission. (Us…
18/01883/LDP
2017 Withdrawn
28 / 30 St Johns Street Bedford Bedfordshire MK42 0DH
Ground, first and second floor rear and side extensions to form 3 additional flats on fir…
17/01855/FUL
2017 Approved
Building Adjacent To The Heights 25 St Johns Street Bedford Bedfordshire MK42 0JY
16/02876/FUL - Condition 4 Cycle Store (External alterations to provide additional window…
17/00580/AOC
2016 Approved
The Clarence Hotel 13 St Johns Street Bedford MK42 0AH
13/02450/MAF - Amendments to fenestration (Demolition of existing building and erection o…
16/00703/NMA
2016 Approved
St John House 34 St Johns Street Bedford Bedfordshire MK42 0DH
2 x Holm Oak - Raise canopy to 4-5m and reduce selected limbs by 1m to clear building. Ye…
16/00148/TCA
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.

Freehold owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.