Land South East Of The Black Cat Roundabout Great North Road Roxton Bedfordshire Data via plota.co.uk

26/01250/MAO Awaiting decision

Proposal

Outline Application, with all matters submitted for approval except appearance, proposing the erection of a Trunk Road Service Area comprising an amenity building, petrol filling station for domestic vehicles, HGV filling station, drive-thru unit, car parking, HGV parking, coach parking, recreational vehicle parking, electric vehicle charging infrastructure, landscaping, picnic areas, formation of access onto the A1, and associated works… Data via plota.co.uk

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View original council record ↗Last checked 12 Sept 2026, 03:28

Application progress

✓

Received

1 Jul 2026

✓

Validated

8 Jul 2026

✓

Consultation

23 Jul 2026

Decision

Expected by 29 Sept 2026

This application is under consideration - no decision has been issued yet. Plota predicts a decision between 21 Sept 2026 and 4 Oct 2026, from Bedford's recent commercial and major works.

Documents

View the documents on the council's website ↗

Site constraints 1

Agricultural land, grade 3a

Best and most versatile land (grades 1, 2 and 3a). Predicted from the national soil map. The older provisional map, which most planning maps still show, had this area as grade 1. 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

Outside flood zones 2 and 3 · Not green belt · No listed building 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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7 Apr 2026Approved

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Nearby new applications

1 Jul 2026Decided

Land South East Of The Black Cat Roundabout Great North Road Roxton Bedfordshire

Screening Opinion request: for the erection of a Trunk Road Service Area ("TRSA"...

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Important details

Council: Bedford
Postcode: MK44 3BE
Received: 1 Jul 2026
Validated: 8 Jul 2026
Target decision: 29 Sept 2026

Decision outlook

Day 68 of the 56-day target. Bedford usually decides commercial and major works by day 82.

target

prediction

Day 6814 days to the predicted decision (day 82)

19%decided within 8 weeks

81%approved

44decided in the last year

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

Public comments

1comment received

1 objecting

6 neighbours consulted · Last counted 3 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-15030208
Neighbours: 23 Jul 2026
Site or press notice: 16 Jul 2026

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