33 - 35 St Peters Street Bedford Bedfordshire MK40 2PN Data via plota.co.uk

26/01681/FUL - Full Planning Awaiting decision

Proposal

Formation of a patient set-down and pick-up facility, ancillary to the existing dental use (Use Class E), within the rear curtilage; comprising partial demolition of the rear boundary wall to form a new vehicular access from the rear service lane, one accessible (disabled) transfer bay and one set-down space with associated hardstanding and drainage, boundary treatment, cycle and refuse storage, and an electric vehicle charging point. Data via plota.co.uk

View original council record ↗Last checked

Application progress

Received
1 Sept 2026
Consultation
3 Sept 2026
Decision
Expected by 20 Oct 2026

This application is under consideration - no decision has been issued yet. Plota predicts a decision between 19 Oct 2026 and 30 Oct 2026, from Bedford's recent utility and infrastructure works. Comments are open until 1 Oct 2026.

Comment on this application ↗

Site constraints 5

Grade II listed: 25 and 27, Saint Peter's Street
List entry 1321400 · 29 m from the pin · 12 more listed buildings within 150 m (1 Grade I, 11 Grade II)
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 the other 12 with distances
Historic England ↗
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 ↗
Also on the record
Inside the Bedford built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 11 September 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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Important details

Council
Bedford
Application type
Full Planning
Postcode
MK40 2PN
Received
1 Sept 2026
Validated
1 Sept 2026
Ward
Castle & Newnham
Parish
Bedford Town
Case officer
Show
Target decision
20 Oct 2026
Applicant
Show
Agent
PLANMORE DESIGN ARCHITECTURE

Decision outlook

Day 13 of the 56-day target. Bedford usually decides utility and infrastructure works by day 51.

Day 1343 days to the 56-day target
58%decided within 8 weeks
87%approved
50decided in the last year

Plota live figures for utility and infrastructure works decided by Bedford in the last twelve months, from validation. Bedford decision record →

Public comments

No public comments yet.

59 neighbours consulted · Last counted 11 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15192684
Neighbours
3 Sept 2026
Consultation
3 Sept 2026
Comments by
1 Oct 2026
Site or press notice
7 Sept 2026
Env. assessment
No
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