Guidance

Special Development Order: Entertainment Resort Complex and Associated Development in Bedford

The map, copies of notices, documents, and statements identifying documents not published for reasons of safety or security of any premises or property or national security.

• From: Ministry of Housing, Communities and Local Government
• Published: 17 December 2025

Applies to England

The Town and Country Planning (Entertainment Resort Complex, Bedford) Special Development (No. 2) Order 2025 (2025 No. 1322) has been laid before Parliament and will come into force on 12 January 2026.

The Special Development Order is available here.

An Explanatory Memorandum accompanies the Special Development Order. This provides an explanation of the effect of the legislation and why it is necessary.

The Special Development Order grants planning permission, subject to conditions and limitations, for an Entertainment Resort Complex and associated development at the former brickworks and adjoining land at Kempston Hardwick, Bedford.

Further documents will be made available in due course.

Documents and notices

The map

A map showing the land in the administrative area of Bedford Borough Council that the Special Development Order applies to, bounded externally by the outer edge of a bold red line (excluding the part of that land which is shown hatched red on the map).

Reference No.1 Site Location Plan, Ref. 1.6.0, Rev. 00, June 2025 (PDF, 1.51 MB, 2 pages)

Secretary of State’s Statement under Article 8

Statements issued by the Secretary of State where they have considered it appropriate to redact the entire contents of a document instead of making a copy available for public inspection.

Schedule 1 Article 8 Statement (PDF, 131 KB, 1 page)

Schedule 1 reference documents

Documents as they were submitted to the Secretary of State on 26 June 2025 and published by the Secretary of State on 3 July 2025 and listed in Schedule 1 of the Special Development Order, and any subsequent modification of any such document under article 7.

Reference No. 2 Primary Access Plan, Ref. 1.7.0, Rev. 00, June 2025 (PDF, 1.36 MB, 2 pages)

Reference No. 3 Zonal Plan Ref. 1.8.0, Rev. 00, June 2025 (PDF, 2.05 MB, 2 pages)

Reference No. 4 Parameter Plan - Entertainment Resort Complex Land Use Plan Ref. 1.10.0, Rev. 00, June 2025 (PDF, 1.68 MB, 2 pages)

Reference No. 5 Parameter Plan - Access and Roadways Ref. 1.11.0, Rev. 00, June 2025 (PDF, 1.62 MB, 2 pages)

Reference No. 6 Parameter Plan - Active Travel Plan Ref. 1.12.0, Rev. 00, June 2025 (PDF, 1.6 MB, 2 pages)

Reference No. 7 Parameter Plan - Core Zone Transport Hub Plan Ref. 1.13.0, Rev. 00, June 2025 (PDF, 1.36 MB, 2 pages)

Reference No. 8 Parameter Plan - Utility Compound Plan Ref. 1.14.0, Rev. 00, June 2025 (PDF, 1.36 MB, 2 pages)

Reference No. 9 Appendix 2.3 - Outline Construction Environmental Management Plan Ref. 4.2.3.0, Rev. 00, June 2025 (PDF, 13.9 MB, 118 pages)

Reference No. 10 Appendix 5.6 - Travel Plan Ref. 4.5.6.0, Rev. 00, June 2025 (PDF, 1.99 MB, 24 pages)

Reference No. 11 Appendix 6.4 - Outline Habitat Creation and Enhancement Plan Ref. 4.6.4.0, Rev. 00, June 2025 and (PDF, 651 KB, 28 pages)

Appendix 6.4 – Figure 1 Indicative Habitat Creation and Enhancement Plan, Ref. 4.6.4.1.0 (PDF, 4.16 MB, 2 pages)

Reference No. 12 Appendix 6.5 - Outline Landscape and Ecology Management Plan Ref. 4.6.5.0, Rev. 00, June 2025 (PDF, 682 KB, 33 pages)

Reference No. 13 Appendix 11.4 - Outline Land Remediation Strategy Ref. 4.11.4.0, Rev. 00, June 2025 (PDF, 5.27 MB, 85 pages)

Reference No. 14 Appendix 12.1 - Flood Risk Assessment Part 1/6 Ref. 4.12.1.0, Rev. 00, June 2025 (PDF, 13.1 MB, 177 pages)

Reference No. 15 Appendix 12.2 - Water Strategy Ref. 4.12.2.0, Rev. 00, June 2025 (PDF, 812 KB, 21 pages)

Reference No. 16 Appendix 12.3 - Drainage Strategy Ref. 4.12.3.0, Rev. 00, June 2025 (PDF, 9.91 MB, 80 pages)

Reference No. 17 Appendix 14.1 - Carbon Management Plan Ref. 4.14.1.0, Rev. 00, June 2025 (PDF, 1.68 MB, 40 pages)

Reference No. 18 Guide to the Planning Proposal Ref. 1.4.0, Rev. 00, June 2025 (PDF, 850 KB, 38 pages)

Reference No. 19 Design Standards Ref. 6.3.0, Rev. 00, June 2025 (PDF, 860 KB, 32 pages)

Reference No. 21 Arboricultural Impact Assessment Report Ref. 6.11.0, Rev. 00, June 2025 (PDF, 10.7 MB, 56 pages)

Reference No. 22 Environmental Controls Document Ref. 6.16.0, Rev. 00, June 2025 (PDF, 12.3 MB, 16 pages)

Other documents

Documents supporting the request for planning permission for an Entertainment Resort Complex and associated development in Bedford as they were submitted to the Secretary of State on 26 June 2025 and published by the Secretary of State on 3 July 2025.

Additionally, documents detailing how the Ministry of Housing, Communities and Local Government conducted publication, notification and consultation in considering a request for planning permission for an Entertainment Resort Complex and associated development in Bedford, and its administrative arrangements.

Request for planning permission: Entertainment Resort Complex, Bedford

Published 17 December 2025