Holywell Middle School, Red Lion Close, Cranfield, Bedford, MK43 0JA Data via plota.co.uk
CB/26/02160/REG3 - Regulation 3
Approved
Proposal
Construction of a new two storey education block, demolition of blocks 2, 7 and 10, extension to block 1 and renovations to existing school and all associated car and cycle parking, hard, soft landscaping and associated infrastructure works Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
8 Jul 2026
✓
Validated
22 Jul 2026
✓
Approved
26 Oct 2026
Approved on 26 Oct 2026 · Last checked 27 Oct 2026
Site constraints 4
Public footpath about 15 m away
Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.
Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.
Also on the record
1 listed building within 150 m of the postcode pin; Inside the Cranfield 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 scheduled monument at the site
Checked on 6 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.
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Important details
- Council
- Central Bedfordshire
- Application type
- Regulation 3
- Postcode
- MK43 0JA
- Received
- 8 Jul 2026
- Validated
- 22 Jul 2026
- Parish
- Cranfield
- Case officer
- Show
- Target decision
- 21 Oct 2026
- Decision
- Regulation 3 - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Nature Space Informative: There is a low risk that great crested newts (GCN) may be present at the application site. Central Bedfordshire Council considers it to be unreasonable to require the applicant to submit a survey because this could be considered disproportionate to the scale and the likely impacts of the development. However, the application site lies in the Amber impact zone as per the modelled District Licence map, which indicates that there is suitable habitat for GCN within the area surrounding the application site. Therefore, anyone undertaking this development should be aware that GCN and their resting places are protected at all times by The Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended). Planning permission for development does not provide a defence against prosecution under this legislation or substitute the need to obtain a protected species licence if an offence is likely. If a GCN is discovered during site preparation, enabling or construction phases, then all works must stop until the advice of a professional/suitably qualified ecologist and Natural England is obtained, including the need for a licence. The following recommendations are provided to reduce the likelihood of impacts on this species further: Any trenches left overnight should be covered or provided with ramps to prevent GCN from becoming trapped and checked in the morning for any GCN. Any building materials such as bricks, stone etc. should be stored on pallets to discourage GCN from using them as shelter. Any demolition materials should be stored in skips or similar containers rather than in piles on the ground. In work areas or areas that are likely to be disturbed, vegetation should be kept short to discourage newts, areas of retained habitat should be maintained in favourable conditions e.g. knee height until construction is completed. If in doubt seek advice from an ecologist.Nature Space Informative: There is a low risk that great crested newts (GCN) may be present at the application site. Central Bedfordshire Council considers it to be unreasonable to require the applicant to submit a survey because this could be considered disproportionate to the scale and the likely impacts of the development. However, the application site lies in the Amber impact zone as per the modelled District Licence map, which indicates that there is suitable habitat for GCN within the area surrounding the application site. Therefore, anyone undertaking this development should be aware that GCN and their resting places are protected at all times by The Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended). Planning permission for development does not provide a defence against prosecution under this legislation or substitute the need to obtain a protected species licence if an offence is likely. If a GCN is discovered during site preparation, enabling or construction phases, then all works must stop until the advice of a professional/suitably qualified ecologist and Natural England is obtained, including the need for a licence. The following recommendations are provided to reduce the likelihood of impacts on this species further: Any trenches left overnight should be covered or provided with ramps to prevent GCN from becoming trapped and checked in the morning for any GCN. Any building materials such as bricks, stone etc. should be stored on pallets to discourage GCN from using them as shelter. Any demolition materials should be stored in skips or similar containers rather than in piles on the ground. In work areas or areas that are likely to be disturbed, vegetation should be kept short to discourage newts, areas of retained habitat should be maintained in favourable conditions e.g. knee height until construction is completed. If in doubt seek advice from an ecologist. 2 )SuDS Informative: 1. Surface water drainage must follow the SuDS National Standards; National standards for sustainable drainage systems (SuDS) - GOV.UK 2. Culverting of existing watercourses will not be permitted. 3. Any watercourses (this includes culverted) within or adjacent to the site should be included in the maintenance and management plan, even if there is no discharge to them. This would be a riparian ownership issue but leaving it as such is no longer acceptable. 4. The connection of private surface water drainage systems to a highway system is not permitted. 5. Permeable block paving should be laid to CIRIA C768 'Guidance on the construction of SuDS' guidelines. This guidance also stipulates following Interlay guidance. 6. The final detailed design including proposed standards of operation, construction, structural integrity and ongoing maintenance must be compliant with the 'Non-statutory technical standards for sustainable drainage systems' (March 2015, Ref: PB14308), 'Central Bedfordshire Sustainable Drainage Guidance' (Adopted April 2014, Updated May 2015), and recognised best practise including the Ciria SuDS Manual (2016, C753). 7. Land drainage Consent under the Land Drainage Act 1991 must be secured to discharge surface water to an existing watercourse/ditch, and details of this provided with the full detailed design. An easement should be provided on the developable side of the watercourse to allow for access for maintenance, this should be 9m but may depend on the maintenance requirements considered appropriate.SuDS Informative: 1. Surface water drainage must follow the SuDS National Standards; National standards for sustainable drainage systems (SuDS) - GOV.UK 2. Culverting of existing watercourses will not be permitted. 3. Any watercourses (this includes culverted) within or adjacent to the site should be included in the maintenance and management plan, even if there is no discharge to them. This would be a riparian ownership issue but leaving it as such is no longer acceptable. 4. The connection of private surface water drainage systems to a highway system is not permitted. 5. Permeable block paving should be laid to CIRIA C768 'Guidance on the construction of SuDS' guidelines. This guidance also stipulates following Interlay guidance. 6. The final detailed design including proposed standards of operation, construction, structural integrity and ongoing maintenance must be compliant with the 'Non-statutory technical standards for sustainable drainage systems' (March 2015, Ref: PB14308), 'Central Bedfordshire Sustainable Drainage Guidance' (Adopted April 2014, Updated May 2015), and recognised best practise including the Ciria SuDS Manual (2016, C753). 7. Land drainage Consent under the Land Drainage Act 1991 must be secured to discharge surface water to an existing watercourse/ditch, and details of this provided with the full detailed design. An easement should be provided on the developable side of the watercourse to allow for access for maintenance, this should be 9m but may depend on the maintenance requirements considered appropriate. 3 )This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority.This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority. 4 )The applicants attention is drawn to their responsibility under The Equality Act 2010 and with particular regard to access arrangements for the disabled. The Equality Act 2010 requires that service providers must think ahead and make reasonable adjustments to address barriers that impede disabled people. These requirements are as follows: Where a provision, criterion or practice puts disabled people at a substantial disadvantage to take reasonable steps to avoid that disadvantage; Where a physical feature puts disabled people at a substantial disadvantage to avoid that disadvantage or adopt a reasonable alternative method of providing the service or exercising the function; Where not providing an auxiliary aid puts disabled people at a substantial disadvantage to provide that auxiliary aid. In doing this, it is a good idea to consider the range of disabilities that your actual or potential service users might have. You should not wait until a disabled person experiences difficulties using a service, as this may make it too late to make the necessary adjustment. For further information on disability access contact: The Centre for Accessible Environments (www.cae.org.uk) Central Bedfordshire Access Group (www.centralbedsaccessgroup.co.uk)The applicants attention is drawn to their responsibility under The Equality Act 2010 and with particular regard to access arrangements for the disabled. The Equality Act 2010 requires that service providers must think ahead and make reasonable adjustments to address barriers that impede disabled people. These requirements are as follows: Where a provision, criterion or practice puts disabled people at a substantial disadvantage to take reasonable steps to avoid that disadvantage; Where a physical feature puts disabled people at a substantial disadvantage to avoid that disadvantage or adopt a reasonable alternative method of providing the service or exercising the function; Where not providing an auxiliary aid puts disabled people at a substantial disadvantage to provide that auxiliary aid. In doing this, it is a good idea to consider the range of disabilities that your actual or potential service users might have. You should not wait until a disabled person experiences difficulties using a service, as this may make it too late to make the necessary adjustment. For further information on disability access contact: The Centre for Accessible Environments (www.cae.org.uk) Central Bedfordshire Access Group (www.centralbedsaccessgroup.co.uk) 5 )GDP Policy Informative Central Beds Local Plan In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF).GDP Policy Informative Central Beds Local Plan In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF). 6 )Highways Notes: The applicant is advised that no private surface water drainage system designed as part of a new development, will be allowed to enter any existing highway surface water drainage system. The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk The applicant is advised that no works associated with the CTMP should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under the Highways Act to be implemented. The applicant is advised that any temporary traffic orders, road or footpath closures, or temporary traffic management works required to facilitate the construction works are subject to separate processes with associated timescales and costs and should not be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. The applicant is advised to contact the Councils Streetworks Team to enable the necessary consent and procedures to be implemented.Highways Notes: The applicant is advised that no private surface water drainage system designed as part of a new development, will be allowed to enter any existing highway surface water drainage system. The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk The applicant is advised that no works associated with the CTMP should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under the Highways Act to be implemented. The applicant is advised that any temporary traffic orders, road or footpath closures, or temporary traffic management works required to facilitate the construction works are subject to separate processes with associated timescales and costs and should not be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. The applicant is advised to contact the Councils Streetworks Team to enable the necessary consent and procedures to be implemented. 7 )Angliand Water Informative: Notification of intention to connect to the public sewer under S106 of the Water Industry Act Approval and consent will be required by Anglian Water, under the Water Industry Act 1991.;Contact Development Services Team 0345 606 6087 Option 2. Protection of existing assets - When an Anglian Water asset is shown on record plans within the land identified for proposed development, it is recommended that the applicant contacts the Anglian Water Development Services Team for further advice on this matter. Building over existing public sewers or assets will not be permitted (without agreement) from Anglian Water. Building near to a public sewer - No building will be permitted within the statutory minimum easement width of 3 metres from a pipeline without agreement from Anglian Water. Easements are subject to specific easement requirements dependent on the size and depth of the sewer or asset, or any advice or comment provided by Anglian Water. Please contact our Development Services Team on 0345 606 6087 - Option 2 for any queries. The developer should note that the site drainage details submitted have not been approved for the purposes of adoption. If the developer wishes to have the sewers included in a sewer adoption agreement with Anglian Water (under Sections 104 of the Water Industry Act 1991), they should contact our Development Services Team on 0345 606 6087 Option 2 at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance with Sewers for Adoption guide for developers, as supplemented by Anglian Water's requirements.Angliand Water Informative: Notification of intention to connect to the public sewer under S106 of the Water Industry Act Approval and consent will be required by Anglian Water, under the Water Industry Act 1991.;Contact Development Services Team 0345 606 6087 Option 2. Protection of existing assets - When an Anglian Water asset is shown on record plans within the land identified for proposed development, it is recommended that the applicant contacts the Anglian Water Development Services Team for further advice on this matter. Building over existing public sewers or assets will not be permitted (without agreement) from Anglian Water. Building near to a public sewer - No building will be permitted within the statutory minimum easement width of 3 metres from a pipeline without agreement from Anglian Water. Easements are subject to specific easement requirements dependent on the size and depth of the sewer or asset, or any advice or comment provided by Anglian Water. Please contact our Development Services Team on 0345 606 6087 - Option 2 for any queries. The developer should note that the site drainage details submitted have not been approved for the purposes of adoption. If the developer wishes to have the sewers included in a sewer adoption agreement with Anglian Water (under Sections 104 of the Water Industry Act 1991), they should contact our Development Services Team on 0345 606 6087 Option 2 at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance with Sewers for Adoption guide for developers, as supplemented by Anglian Water's requirements. 8 )With respect to Condition 25 of this permission, Members of the Development Management Committee expressly required engagement with a Community Reference Group over potential mitigation measures. It is expected that the applicant engages with the Community Reference Group as early as possible to ensure the process has the involvement and input of the Community Group from the outset, that is then reflected in the final scheme for submission to discharge the condition.With respect to Condition 25 of this permission, Members of the Development Management Committee expressly required engagement with a Community Reference Group over potential mitigation measures. It is expected that the applicant engages with the Community Reference Group as early as possible to ensure the process has the involvement and input of the Community Group from the outset, that is then reflected in the final scheme for submission to discharge the condition.
- Decision date
- 26 Oct 2026
- Agent
- Show
- Freehold owner
- Show
How this decision compares
Decided in 96 days from validation, 31 days slower than Central Bedfordshire's median of 65 for commercial and major works. Approved, as 77% of commercial and major works here are.
This one96d
Council65d
UK57d
42%decided within 8 weeks
77%approved
46decided in the last year
Plota live figures for commercial and major works decided by Central Bedfordshire in the last twelve months, from validation. Central Bedfordshire decision record →
Public comments
7comments received
4 objecting3 neutral
57% object · below the UK average of 74%
Last counted 27 Oct 2026
Consultation & key dates
- Consultation
- 22 Jul 2026
- Comments by
- 16 Oct 2026
- Site or press notice
- 21 Aug 2026
- Committee
- 21 Oct 2026
Historical activity at this location
7 previous applications on record - archival context, not part of the live application.
This property
Previous applications at this address
2018
Approved
Non-Material Amendment to application CB/17/04050/FULL - Reduction in area of extension f…
2018
Approved
Non Material Amendment: Increase in size of sports hall internal dimensions of 28m length…
2018
Approved
Non-Material Amendment:reduction of classroom block from two storey to single storey bloc…
2017
Approved
Extension to reception area, new 7 Classroom teaching block, new 3 court sports hall and…
2016
Approved
Single storey side extension for Holywell Middle School.
Central Bedfordshire
Planning Authority Score
6.3/10
Average
#88 of 296 councils
Relevant to this application:
Householder decisions
Central Bedfordshire is faster than most councils at deciding householder applications, ranking #62 out of 296. Householder applications are slightly more likely to be approved here (91%) than the national average (90%).
Faster than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application.
View full council performance
Central Bedfordshire decision statistics
Based on MHCLG data, the year to March 2026
84%
Overall approval rate
Below avg (87%) #218 of 296
91%
Householder approved
Above avg (90%) #169 of 296
76%
Decided in 8 weeks
Above avg (63%) #62 of 296
35%
Extended time limit
Below avg (41%) #99 of 296
61%
Minor dwellings approved
153 decided (1-9 homes)
86%
Major dwellings approved
29 decided (10+ homes)
73%
Change of use approved
45 decided
1,444
Total decisions
226 refused in the year to March 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.
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Holywell Middle School, Red Lion Close, Cranfield, Bedford, MK43 0JA
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