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Land At Village Farm 85 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB

25/02560/MARMajor Reserved MattersApproved
Reserved matters

Approved on 7 August 2026

Council decision: Permit Subject to S106 and (CIL Liable)

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Reserved matters relating to matters of layout, scale, appearance and landscaping for the erection of 95 dwellings, public open space and play facilities, SUDs features and associated infrastructure pursuant to Outline Planning Permission 24/02231/MAO

Received
24 December 2025
Public comments
20
Ward
Wixams & Wilstead
  1. Received24 Dec
  2. Validated8 Jan
  3. Consult.18 Feb
  4. Target7 Aug
  5. Decided7 Aug

Decided in 211 days (council typically 49)

About this application

This is an outline application for a new dwelling at Land At Village Farm 85 Cotton End Road Wilstead Bedford Bedfordshire MK45 3DB. Bedford has handled 411 applications of this type. This one was decided in 226 days, 25 weeks longer than Bedford's typical decision time. There have been 5 other applications at this address. In the past year there have been 34 applications across Wixams & Wilstead. We hold 1,680 applications in total for the MK45 postcode area.

68% of outline applications at Bedford Borough Council were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Application details

Postcode
MK45 3DB
Application type
Major Reserved Matters
Scale / size
Large
Number of dwellings
95
Parish
Wilshamstead

Planning application dates

Date validated
8 January 2026
Consultation expiry
18 February 2026
Consultation start
19 January 2026
Consultation end
18 February 2026
Neighbour consultation start
9 January 2026
Neighbour consultation end
6 February 2026
Target decision date
7 August 2026

Planning decision

Statutory period
83 days

Publicity

Last advertised
12 January 2026
Advertisement expiry
4 February 2026
Site notice start
21 January 2026
Site notice end
18 February 2026

Additional information

Planning Portal ID
PP-14473413
Documents
122
Constraints
4

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (22)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Planning history at this site

5 other applications at this property, newest first.

  1. 2026
    8 Jan

    24/02231/MAO - Condition 9 - Contamination (discharge of condition) PARTIAL DISCHARGE IN RESPECT OF PARTS A…

    Part Approval (AOC /S106 clause ONLY)Discharge of conditions26/00035/AOC
  2. 2026
    8 Jan

    24/02231/MAO - Condition 7 - Archaeology (discharge of condition) PARTIAL DISCHARGE IN RESPECT OF THE WRITTEN…

    Part Approval (AOC /S106 clause ONLY)Discharge of conditions26/00036/AOC
  3. 2026
    6 Jan

    24/02231/MAO - Condition 5 Construction Management Plan (discharge of condition)

    ApprovedDischarge of conditions26/00015/AOC
  4. 2026
    6 Jan

    24/02231/MAO - Condition 10 Arboricultural Method Statement (discharge of condition)

    ApprovedDischarge of conditions26/00017/AOC
  5. 2026
    6 Jan

    24/02231/MAO - Condition 8 - Building Recording Strategy (discharge of condition) PARTIAL DISCHARGE IN…

    Part Approval (AOC /S106 clause ONLY)Discharge of conditions26/00021/AOC

Source: Bedford

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