Planning Permission in Bedford | Extension Planning Guide 2026
Planning permission can be the most confusing aspect of building a home extension in Bedford. Many homeowners don’t know whether their project needs formal planning approval, how conservation areas affect their plans, or how to navigate Bedford Borough Council’s application process.
This comprehensive guide explains everything Bedford homeowners need to know about planning permission for extensions in 2026. We’ll cover permitted development rights and when you don’t need permission, conservation area restrictions affecting Castle, De Parys, and other historic areas, the complete application process with Bedford Borough Council, timelines and costs you can expect, and how to maximize your chances of approval.
Whether you’re planning a modest kitchen extension in Kempston, a substantial double-storey addition in Brickhill, or any extension across MK40-MK45 postcodes, understanding planning requirements saves time, money, and frustration. Getting it right from the start prevents costly delays and ensures your project proceeds smoothly.
Permitted Development Rights Explained
Many Bedford home extensions don’t require formal planning permission thanks to permitted development rights—regulations allowing certain building work without applications.
What Are Permitted Development Rights?
Permitted development rights allow homeowners to make certain improvements and extensions to properties without applying for planning permission. These rights were introduced to reduce planning system burden while maintaining appropriate controls over development. However, they come with strict criteria that must be met.
Understanding these rules is crucial because building without required permission can result in enforcement action requiring removal of unauthorized work, expensive retrospective planning applications, difficulty selling your property in future, and potential legal costs and stress.
Single-Storey Rear Extensions:
The most common Bedford extensions fall under permitted development if they meet specific criteria:
Maximum depth: 3 metres for attached houses (terraced or semi-detached) or 4 metres for detached houses, measured from the original rear wall of the house as it stood on 1 July 1948 or when built if later. Extensions beyond these depths require planning permission.
Height restrictions: Maximum 4 metres height overall. Eaves (where roof meets wall) can’t exceed 3 metres high. These limits ensure extensions don’t dominate properties or significantly impact neighbours.
Land coverage: Extensions cannot cover more than 50% of land around the original house. This includes all extensions, outbuildings, and hard surfaces. Many Bedford properties with existing extensions or large patios may already be at or near this limit.
Design requirements: No verandas, balconies, or raised platforms can be added. Materials must be similar in appearance to the existing house. Side walls must not extend beyond the side of the original house unless specific conditions are met.
Two-Storey Extensions:
Two-storey extensions have more restrictive permitted development criteria:
Maximum depth: Only 3 metres for any two-storey rear extension, regardless of whether the property is detached or attached. This is more restrictive than single-storey allowances.
Distance from boundaries: No part of the extension can be within 7 metres of the rear boundary. This ensures adequate separation between properties.
Height and design: Extensions must not be higher than the existing house. The roof pitch should match the existing house where possible. No balconies or verandas permitted.
Side Extensions:
Side extensions under permitted development must meet these criteria:
Width: Maximum half the width of the original house. On a 10-metre wide house, side extensions can be up to 5 metres wide without planning permission.
Height: Maximum 4 metres high, with eaves no higher than 3 metres. Two-storey side extensions typically require planning permission.
Distance from boundaries: The extension must be at least 1 metre from any boundary (measured from the extension’s outer wall to the boundary line).
When Planning Permission is Required
Despite permitted development rights, many Bedford extensions require formal planning permission.
Exceeding Permitted Development Limits:
Any extension exceeding the size, height, or distance limits described above requires planning permission. This includes extensions deeper than permitted limits (very common for kitchen-diners), higher than 4 metres or with eaves above 3 metres, covering more than 50% of land around the original house, or closer than 1 metre to side boundaries.
Property Location Restrictions:
Certain property locations have restricted or no permitted development rights:
Conservation areas: Bedford has multiple conservation areas including Castle Quarter, De Parys Conservation Area, Queens Park, Goldington, and parts of Kempston. Properties within these areas face additional restrictions and many extensions require planning permission even if they’d be permitted development elsewhere.
Listed buildings: Any work to listed buildings requires both planning permission and listed building consent. Bedford has numerous listed properties, particularly in the town centre and villages. Even internal alterations may need consent.
Article 4 Directions: Some Bedford areas have Article 4 Directions removing permitted development rights. Check with Bedford Borough Council whether your property is affected.
Flats and maisonettes: Permitted development rights don’t apply to flats or maisonettes. All extensions require planning permission.
Previous extensions: If your property has been extended before using permitted development rights, further extensions may exceed the 50% land coverage limit, requiring planning permission.
Front Extensions:
Extensions to the front of properties (facing the road) almost always require planning permission in Bedford. Front extensions significantly alter street scenes and receive greater scrutiny. Very small porches may be permitted development if meeting strict criteria (less than 3m² floor area, no higher than original house, at least 2 metres from boundaries).
Side Extensions on Corner Plots:
Properties on corner plots face additional restrictions. Side extensions facing roads typically require planning permission to protect street scenes.
Bedford Conservation Areas: What You Need to Know
Bedford has several conservation areas with special planning considerations affecting many properties.
What Are Conservation Areas?
Conservation areas are designated districts with special architectural or historic interest. Bedford Borough Council has a statutory duty to preserve and enhance the character of these areas. Stricter planning controls apply to protect historic character.
Bedford’s Conservation Areas:
Castle Quarter: Bedford’s historic core around Bedford Castle site. Dense concentration of listed buildings and historic townhouses. Very strict planning requirements preserving medieval street patterns.
De Parys Conservation Area: Attractive Victorian and Edwardian residential area with tree-lined streets. Many large properties with architectural detail requiring preservation. Extensions must respect the character of original buildings.
Queens Park: Victorian residential area with consistent architectural style. Front elevations particularly protected. Rear extensions more acceptable if sensitively designed.
Goldington Conservation Area: Historic village with medieval origins now part of Bedford. Traditional cottages and houses require sympathetic treatment.
Other areas: Kempston and surrounding villages have smaller conservation areas protecting local character.
How Conservation Areas Affect Extensions:
Permitted development restrictions: Many permitted development rights are removed in conservation areas. Single-storey rear extensions over 3 metres (rather than the usual 3-4 metres) typically require planning permission. Side extensions almost always need permission. Any extensions facing roads require permission.
Design scrutiny: Planning applications in conservation areas receive detailed design scrutiny. Materials must match or complement existing buildings appropriately. Extensions must be subordinate to original buildings. Traditional designs are often favored over contemporary approaches, though well-designed modern extensions can be approved.
Materials requirements: Brick types, roof tiles, window styles, and other materials must be appropriate for the conservation area. UPVC windows may be unacceptable in some areas. Matching historic detailing is often required.
Front elevations: Any changes to front elevations receive particular scrutiny. Extending forward is rarely permitted. Even alterations to existing features like windows or doors may need permission.
Heritage statements: Applications in conservation areas typically require heritage statements explaining the area’s significance and how proposals preserve or enhance character.
The Bedford Borough Council Planning Process
Understanding how the planning application process works helps you navigate it successfully.
Pre-Application Advice:
Before submitting applications, consider pre-application advice from Bedford Borough Council. This service costs £100-£300 depending on proposal complexity. Benefits include identifying potential issues early, understanding what the council will likely approve, receiving guidance on design and materials, and potentially speeding up the formal application process.
Pre-application advice isn’t binding, but it significantly increases approval chances by addressing concerns before formal submission.
Required Documents:
Planning applications require comprehensive documentation:
Application forms: Completed householder application forms available from the Planning Portal.
Site location plan: 1:1250 scale showing the property outlined in red and nearby properties. Must show north point and be based on an up-to-date Ordnance Survey map.
Existing and proposed plans: Scaled drawings showing existing property layouts and proposed changes. Must include floor plans, elevations (all sides), and roof plans.
Existing and proposed elevations: Drawings showing all sides of the property before and after extension.
Supporting documents: Design and access statements explaining the proposal. Heritage statements for conservation areas or near listed buildings. Tree surveys if protected trees are affected. Photographs showing the existing property and surroundings.
Application Fee:
Householder planning applications cost £258 in Bedford (2026 rate). This is a national fee set by government. No VAT is charged. Payment is required at submission—applications won’t be validated without payment.
The 8-Week Process:
Once submitted, Bedford Borough Council follows a statutory process:
Weeks 1-2: Validation: Council officers check applications are complete with all required documents and correct fees. Incomplete applications are returned for correction. Valid applications are formally registered.
Weeks 2-3: Consultation: Councils consult neighbours whose properties adjoin or are near the proposed extension. Site notices may be posted, particularly in conservation areas. Neighbours have 21 days to comment.
Weeks 3-6: Assessment: Planning officers assess applications against planning policies. They consider impact on neighbours, character and appearance, highway safety, and other material planning considerations. Officers may request additional information or amendments.
Weeks 6-8: Decision: Officers prepare recommendations. Most Bedford applications are decided under delegated powers by planning officers. Some controversial applications go to planning committees for councillor decisions. Decisions are issued in writing with reasons.
Possible Outcomes:
Approval: Permission granted, usually with conditions requiring materials approval, development starting within 3 years, and construction following approved plans.
Refusal: Permission refused with clear reasons. You can appeal or submit revised applications addressing refusal reasons.
Additional information requested: Officers may request amendments or additional information. This extends determination periods.
Factors Affecting Approval Chances
Bedford Borough Council assesses applications against several key considerations.
Impact on Neighbours:
Protecting residential amenity is paramount. Officers assess:
Overbearing impact: Extensions shouldn’t dominate neighbouring properties or create oppressive effects. Two-storey extensions particularly receive scrutiny for overbearing impacts.
Loss of light: Extensions shouldn’t significantly reduce daylight or sunlight to neighbouring windows, particularly main living room windows. The 45-degree rule is commonly used—if your extension breaks a 45-degree line from the centre of neighbouring ground-floor windows, it may be refused.
Overlooking and privacy: Windows in extensions shouldn’t directly overlook neighbouring private gardens or windows at close range. First-floor windows particularly need careful positioning.
Noise and disturbance: Construction disturbance is temporary, but permanent changes like increased use of gardens adjacent to neighbours can be considerations.
Character and Appearance:
Extensions should respect the character of existing properties and streetscenes:
Design quality: Well-designed extensions respecting the original property’s proportions and details are favored. Extensions should be subordinate to the main house.
Materials: Matching or complementing existing materials is essential, particularly in conservation areas. Brick types, roof tiles, window styles should be appropriate.
Streetscene impact: Extensions visible from roads shouldn’t harm the streetscene. This is particularly important for side extensions on corner plots or front extensions.
Scale and massing: Extensions should be proportionate to existing properties. Very large extensions overwhelming original houses may be refused.
Bedford Planning Policies:
Bedford Borough Council has planning policies guiding decisions:
Local Plan policies: Policies on residential extensions set out design expectations, impact criteria, and specific requirements for conservation areas.
Supplementary guidance: The council publishes guidance on extensions and alterations providing detailed advice on acceptable designs.
Conservation area appraisals: Documents describing each conservation area’s character and significance inform decisions on proposals within them.
Understanding these policies helps you design extensions likely to be approved. Your architect or builder should be familiar with Bedford’s planning policies.
Common Reasons for Refusal
Understanding why applications are refused helps you avoid these pitfalls.
Excessive Size:
Extensions out of proportion to original houses are frequently refused. A 50m² extension on a small cottage would likely be too large. Extensions should be subordinate to the original building. In Bedford’s conservation areas, even modest extensions may be refused if they overwhelm historic buildings.
Poor Design:
Extensions not respecting the character of original properties face refusal. Flat-roofed extensions on pitched-roof houses may be refused for poor design. Inappropriate materials like UPVC windows in conservation areas are often unacceptable. Extensions with poor proportions, awkward details, or incongruous designs get refused.
Neighbour Impact:
Protecting neighbours is crucial. Extensions causing significant loss of light to neighbouring properties are refused. Overbearing impacts from large extensions close to boundaries result in refusals. Direct overlooking of neighbouring gardens or windows at close range leads to refusals.
Highway Safety:
Extensions shouldn’t compromise highway safety. Reducing parking spaces below council standards may result in refusal. Extensions affecting visibility at junctions or access can be refused. While rarely an issue for typical rear extensions, side extensions affecting parking or access need consideration.
Conservation Area Character:
In Bedford’s conservation areas, extensions must preserve or enhance character. Modern designs not respecting historic character may be refused. Extensions visible from roads that harm streetscenes are refused. Inappropriate materials or details not matching conservation area character lead to refusals.
Appealing Refused Applications
If your application is refused, you have options.
Understanding the Refusal:
Refusal notices clearly state reasons. Read these carefully—they’re specific to your application and explain exactly why permission was refused. Common reasons include impact on neighbours, design concerns, or conservation area character.
Your Options:
Revise and resubmit: Address refusal reasons in a revised design and submit a new application. This is often the quickest route to approval. No fee is payable if you resubmit within 12 months addressing the same proposal.
Planning appeal: Appeal to the Planning Inspectorate if you believe the council’s decision was wrong. Appeals are free but take 6-12 months typically. Success rates vary—only about 30% of appeals succeed. You need strong grounds demonstrating the council’s decision was unreasonable.
Consider alternatives: Sometimes accepting the refusal and designing smaller extensions within permitted development is more practical than fighting refusals.
The Appeals Process:
Appeals are submitted to the Planning Inspectorate (not Bedford Borough Council). You must appeal within 12 weeks of the refusal decision. Appeals can be decided by written representations (most common), hearings, or public inquiries. Independent planning inspectors review cases and make decisions. Decisions typically take 6-12 months. Inspector decisions are final—you cannot appeal again except on legal grounds to the High Court.
When to Appeal:
Consider appeals when you believe the council misapplied planning policies, the refusal reasons are unreasonable or inconsistent with approvals elsewhere, you have new evidence or information addressing concerns, or the harm identified is minimal and outweighed by benefits.
Don’t appeal if refusal reasons are clearly valid, you can easily address concerns in revised designs, or appealing would delay the project significantly with low success prospects.
Working With Listed Buildings
Bedford has numerous listed buildings requiring special consideration.
What Are Listed Buildings?
Listed buildings are structures of special architectural or historic interest protected by law. Bedford has hundreds of listed buildings, particularly in the town centre, villages, and along historic routes. Listings range from Grade I (exceptional interest) through Grade II* (particularly important) to Grade II (special interest).
Listed Building Consent:
Any alterations to listed buildings require listed building consent in addition to planning permission. This applies to external and internal alterations affecting historic character. Even minor works like replacing windows or removing internal walls may need consent. Unauthorized work to listed buildings is a criminal offence with unlimited fines.
Extensions to Listed Buildings:
Home Extensions to listed buildings face strict scrutiny. They must preserve the building’s special interest, be clearly subordinate to the historic building, use appropriate materials and design, and avoid harming significant historic fabric.
Many listed building extension applications are refused to protect heritage assets. Pre-application advice is strongly recommended for listed buildings.
Conservation Officers:
Bedford Borough Council’s conservation officers provide specialist advice on listed buildings and conservation areas. Engaging them early through pre-application advice helps identify acceptable approaches. They assess impacts on heritage significance and make recommendations to planning officers.
Tips for Successful Applications
Follow these best practices to maximize approval chances.
Engage Professionals Early:
Experienced architects familiar with Bedford planning understand what the council will approve. They design extensions meeting planning requirements from the start. Good architects produce professional drawings and supporting documents that planning officers appreciate.
Consider Pre-Application Advice:
Pre-application advice from Bedford Borough Council identifies issues before formal submission. It demonstrates you’re taking a considered approach. Officers often appreciate the engagement. While not binding, positive pre-application advice significantly improves approval prospects.
Consult Neighbours:
Talk to affected neighbours before applying. Address their concerns in your design if possible. Neighbour support in planning comments helps applications. Avoiding objections makes approval more likely—many refusals result from neighbour objections about overlooking or overbearing impacts.
Provide High-Quality Documentation:
Professional drawings that are clear, accurate, and comprehensive help officers understand proposals. Good photographs of existing properties and surroundings are essential. Well-written design statements explaining your proposal and addressing planning considerations demonstrate careful thought.
Be Patient:
The planning process takes time. Submit applications early in your project timeline allowing 10-12 weeks for decisions. Respond promptly to any officer queries. Patience during assessment pays off—hasty applications often overlook important details.
Choose Appropriate Designs:
Extensions respecting your property’s character are more likely to be approved. In conservation areas, sympathetic traditional designs are often favored. Use matching materials and respect original proportions. Subordinate extensions that don’t dominate original houses get approved more readily.
Building Without Planning Permission
Some homeowners consider building without permission—this is risky and potentially costly.
The Risks:
Enforcement action: Bedford Borough Council can issue enforcement notices requiring removal of unauthorized development. Ignoring enforcement notices is a criminal offence with unlimited fines. Councils have up to 10 years to take enforcement action for breaches.
Selling difficulties: Unauthorized extensions must be disclosed when selling. Many sales fall through due to planning issues. Buyers’ solicitors will require planning certificates or evidence extensions are lawful.
Retrospective applications: You can apply for planning permission after building, but there’s no guarantee of approval. If refused, you must remove the extension at your expense. Retrospective applications receive the same scrutiny as normal applications—building first doesn’t help.
Insurance problems: Building without permission may void home insurance. Mortgage lenders can demand immediate repayment if they discover unauthorized work.
The 4-Year Rule:
Unauthorized development becomes lawful after 4 years if no enforcement action is taken. However, proving the 4-year period is difficult. You need clear evidence of when building completed. Councils can still refuse certificates of lawfulness if evidence is insufficient. Relying on the 4-year rule is risky—seek proper permission instead.
Conclusion
Planning permission for Bedford extensions doesn’t need to be confusing. Many extensions fall under permitted development and don’t need permission if they meet the criteria. However, conservation areas, listed buildings, and extensions exceeding size limits require formal applications.
Bedford Borough Council’s planning process takes 8 weeks typically and costs £258 for householder applications. Success depends on design quality, impact on neighbours, and respecting local character—particularly important in Bedford’s conservation areas.
Key takeaways include checking whether your extension needs permission before starting design work, engaging architects familiar with Bedford planning requirements, considering pre-application advice for complex proposals, ensuring designs respect property character and minimize neighbour impacts, and allowing adequate time for the planning process in your project timeline.
Good planning from the start prevents delays, refusals, and expensive mistakes. Work with professionals who understand Bedford’s planning requirements and design extensions likely to be approved first time.
Planning an extension in Bedford? Our experienced team understands local planning requirements and can guide you through the process. Contact us today for free consultations and advice. Call [Your Phone Number] or complete our online enquiry form.
Frequently Asked Questions
Do I need planning permission for a kitchen extension in Bedford?
Many kitchen extensions fall under permitted development if they don’t exceed 3 metres deep (attached houses) or 4 metres (detached houses), stay under 4 metres high, and meet other criteria. However, properties in conservation areas or extensions exceeding these limits require planning permission. Check with Bedford Borough Council or consult an architect.
How long does planning permission take in Bedford?
Bedford Borough Council has 8 weeks to determine householder applications from validation. Pre-application advice adds 2-4 weeks before submission. Total timelines are typically 10-12 weeks from submission to decision. Complex applications or those requiring additional information may take longer.
How much does planning permission cost in Bedford?
Householder planning applications cost £258 (2026 rate). Pre-application advice costs £100-£300 depending on complexity. Professional fees for architects preparing applications typically cost £1,200-£3,500 depending on project complexity and whether you need just drawings or full application management.
What happens if I build without planning permission?
Bedford Borough Council can issue enforcement notices requiring removal of unauthorized work. Ignoring enforcement notices is a criminal offence with unlimited fines. Unauthorized extensions cause problems selling properties as they must be disclosed. You can apply retrospectively but there’s no guarantee of approval.
Are extensions always refused in conservation areas?
No, many extensions are approved in Bedford’s conservation areas if they respect the area’s character. Single-storey rear extensions are often acceptable if well-designed with appropriate materials. However, permitted development rights are restricted and formal planning applications are usually required even for modest extensions.
Can I appeal if my planning application is refused?
Yes, you can appeal to the Planning Inspectorate within 12 weeks of the refusal. Appeals are free but take 6-12 months. Only about 30% succeed, so consider whether revising and resubmitting might be quicker. Appeals work best when you believe the council misapplied planning policies.