{
  "url": "https://openlegislation.uk/town-and-country-planning-entertainment-resort-complex-bedford-special-development-no-2-order-2025/schedule-4",
  "json_url": "https://openlegislation.uk/town-and-country-planning-entertainment-resort-complex-bedford-special-development-no-2-order-2025/schedule-4.json",
  "legislation": "uksi/2025/1322",
  "legislation_title": "The Town and Country Planning (Entertainment Resort Complex, Bedford) Special Development (No. 2) Order 2025",
  "legislation_url": "https://openlegislation.uk/town-and-country-planning-entertainment-resort-complex-bedford-special-development-no-2-order-2025",
  "path": "schedule/4",
  "kind": "schedule",
  "number": "4",
  "heading": "Maximum height parameter tables",
  "text": "Table 1\nMaximum height parameters for buildings or structures in the Core Zone\nRow\nDescription of authorised works, within the Core Zone, to which height control applies\nMaximum height in metres\n1.\nAuthorised works to which none of height controls 2 to 17 applies\n75 AGL\n117 AOD\n2.\nAuthorised works—\n(a) to which none of height controls 3 to 17 applies, and\n(b) of which any part that exceeds a height of 75 metres AGL or 117 metres AOD consists solely of attraction overlay\n115 AGL\n157 AOD\n3.\nAuthorised works on or over land that is within an ERC expansion area\n10 AGL\n45.7 AOD\n4.\nAuthorised works on or over land that is located within 20 metres outside of a boundary of a public road\nThis height control does not apply to—\n(a) any part of a public road that runs through or beside land that was operational land of a railway undertaker at the date this Order is made;\n(b) any part of a public road or other transport route such as a railway that is part of a grade separated crossing;\n(c) authorised works to which height control 5 applies.\n10 AGL\n45.7 AOD\n5.\nAuthorised works on or over land that is located within 30 metres to the south of the southern edge of the boundary of the proposed public road that is shown on the access and roadways plan, deviating to the south of, and then running approximately parallel to, the course of Manor Road at the date when this Order is made, along the northern edge of the Core Zone, as the boundary of that public road is set out in an endorsed detailed design\nThis height control ceases to apply when one or both of the following conditions are met in respect of each dwelling that is present on the Order land on Manor Road at the date on which this Order is made—\n(a) the dwelling has been demolished;\n(b) a material change in the use of the dwelling has been made as referred to in article 4(2)(b) (grant of planning permission).\n10 AGL\n45.7 AOD\n6.\nAuthorised works on or over land that is located within 20 metres inside any boundary of the ERC area\nThis height control does not apply to a public road or to authorised works on or over land that was operational land of a railway undertaker at the date when this Order is made.\n10 AGL\n45.7 AOD\n7.\nAuthorised works on or over land that is located within 45 metres of the edge of any area to which height control 4 or 5, height control 3 in Table 2, height control 2 in Table 3, or height control 2 in Table 4 applies\n30 AGL\n66.3 AOD\n8.\nAuthorised works on or over land that is located between 30 and 75 metres south of the public road boundary described in height control 5, of which any part that exceeds a height of 30 metres AGL or 66.3 metres AOD—\n(a) consists solely of attraction overlay, and\n(b) is constructed after one or both of the following conditions are met in respect of each dwelling that is present in expansion area A, expansion area B, or expansion area C at the date on which this Order is made—\n(i) the dwelling has been demolished;\n(ii) a material change in the use of the dwelling has been made as referred to in article 4(2)(b) (grant of planning permission)\n70 AGL\n106.3 AOD\n9.\nAuthorised works on or over land that is located within 100 metres of that part of the southern boundary of the ERC area that runs between Ordnance Survey National Grid reference point TL 02624 43206 and Ordnance Survey National Grid reference point TL 02069 43549\n10 AGL\n45.7 AOD\n10.\nAuthorised works on or over land that is located between 100 and 145 metres north of the part of the southern boundary of the ERC area described in height control 9, of which any part that exceeds a height of 30 metres AGL or 66.3 metres AOD—\n(a) consists solely of attraction overlay, and\n(b) is constructed after one or both of the following conditions are met in respect of each dwelling that is present in ERC expansion area D at the date on which this Order is made—\n(i) the dwelling has been demolished;\n(ii) a material change in the use of the dwelling has been made as referred to in article 4(2)(b) (grant of planning permission)\n70 AGL\n106.3 AOD\n11.\nClass 2 authorised works\n25 AGL\n67 AOD\n12.\nAuthorised works on or over land in, on, under or over which a specified habitat has been, or is to be, created, enhanced or maintained, or land located within—\n(a) 7 metres outside of the boundary of a specified habitat, or part of a specified habitat, that is adjacent to a public road;\n(b) 20 metres outside of the boundary of any specified habitat or part of a specified habitat, that is not adjacent to a public road\nThis height control does not apply to a grade separated crossing or to authorised works on or over land adjacent to a watercourse.\n10 AGL\n45.7 AOD\n13.\nTransport hub\n30 AGL\n66.3 AOD\n14.\nSurface vehicle parking area\n10 AGL\n46.3 AOD\n15.\nMulti-storey vehicle parking area\n30 AGL\n66.3 AOD\n16.\nPublic road\nThis height control does not apply to authorised works to which height control 17 applies.\n15 AGL\n59.6 AOD\n17.\nAuthorised works in class 3(b)\n22 AGL\nTable 2\nMaximum height parameters for buildings or structures in the Lake Zone\nRow\nDescription of authorised works, within the Lake Zone, to which height control applies\nMaximum height in metres\n1.\nAuthorised works to which none of height controls 2 to 13 applies\n75 AGL\n110.5 AOD\n2.\nAuthorised works within ERC expansion area A, ERC expansion area B, or ERC expansion area C\n10 AGL\n39.5 AOD\n3.\nAuthorised works on or over land that is located within—\n(a) 7 metres outside of a boundary of a public road where it is adjacent to a specified habitat or part of a specified habitat;\n(b) 20 metres outside of a boundary of a public road where it is not adjacent to a specified habitat or part of a specified habitat\nThis height control does not apply to a grade separated crossing that forms part of or crosses such a public road.\n10 AGL\n39.5 AOD\n4.\nAuthorised works on or over land located within 20 metres inside any boundary of the ERC area\nThis height control does not apply to a public road or to authorised works on or over land that was operational land of a railway undertaker at the date when this Order is made.\n10 AGL\n39.5 AOD\n5.\nAuthorised works on or over land that is located within 45 metres of the edge of any area to which height control 3, height control 4 or 5 in Table 1, height control 2 in Table 3, or height control 3 in Table 4 applies, measured moving away from such area\n30 AGL\n65.5 AOD\n6.\nAuthorised works on or over land in, on, under or over which a specified habitat has been, or is to be, created, enhanced or maintained\n10 AGL\n39.5 AOD\n7.\nAuthorised works on or over land that is located within—\n(a) 7 metres outside of a boundary of a specified habitat, or part of a specified habitat, that is adjacent to a public road;\n(b) 20 metres outside of a boundary of any specified habitat or part of a specified habitat, that is not adjacent to a public road\nThis height control does not apply to a grade separated crossing or to authorised works on or over land adjacent to a watercourse.\n10 AGL\n44 AOD\n8.\nAuthorised works on or over land that is located north of Manor Road, east of Public Road B Segment 1 as identified on the access and roadways plan, and south of that part of the Order land that is identified by—\n(a) the notation “Drainage / Wetland Habitat Creation” on Figure 1 (Indicative Habitat Creation and Enhancement Plan) in reference document 11, or\n(b) a plan endorsed by the Secretary of State under condition 7 (habitat location plan) or condition 8 (habitat creation and enhancement plans), which includes that part of the Order land\n20 AGL\n55.3 AOD\n9.\nUtility compound\n20 AGL\n55.5 AOD\n10.\nClass 2 authorised works\n25 AGL\n60.5 AOD\n11.\nSurface vehicle parking area\n10 AGL\n45.5 AOD\n12.\nMulti-storey vehicle parking area\n30 AGL\n65.5 AOD\n13.\nPublic road\n15 AGL\n54 AOD\nTable 3\nMaximum height parameters for buildings or structures in the West Gateway Zone\nRow\nDescription of authorised works, within the West Gateway Zone, to which height control applies\nMaximum height in metres\n1.\nAuthorised works located in the West Gateway Zone to which none of height controls 2 to 11 applies\n75 AGL\n111 AOD\n2.\nAuthorised works on or over land that is located within—\n(a) 7 metres outside a boundary of a public road where it is adjacent to a specified habitat or part of a specified habitat;\n(b) 20 metres outside of a boundary of a public road where it is not adjacent to a specified habitat or part of a specified habitat\nThis height control does not apply to a grade separated crossing.\n10 AGL\n43.7 AOD\n3.\nAuthorised works on or over land that is located within 20 metres inside the boundary of the ERC area\nThis height control does not apply to a public road or to authorised works on or over land that was operational land of a railway undertaker at the date when this Order is made.\n10 AGL\n43.7 AOD\n4.\nAuthorised works on or over land that is located within 45 metres of the edge of any area to which height control 2 or height control 3 in Table 2 applies, measured moving away from such area\n30 AGL\n67.5 AOD\n5.\nAuthorised works on land in, on, under or over which a specified habitat has been, or is to be, created, enhanced or maintained, or land located within—\n(a) 7 metres outside of the boundary of a specified habitat, or part of a specified habitat, that is adjacent to a public road;\n(b) 20 metres outside of the boundary of any specified habitat or part of a specified habitat, that is not adjacent to a public road\nThis height control does not apply to a grade separated crossing or to authorised works on or over land adjacent to a watercourse.\n10 AGL\n43.7 AOD\n6.\nClass 2 authorised works\n25 AGL\n61 AOD\n7.\nSurface vehicle parking area\n10 AGL\n47.5 AOD\n8.\nMulti-storey vehicle parking area\n30 AGL\n67.5 AOD\n9.\nEastbound off-slip of the A421 junction\n25 AGL\n68 AOD\n10.\nAny other public road\nThis height control does not apply to authorised works to which height control 11 applies.\n15 AGL\n59.4 AOD\n11.\nAuthorised works in class 3(b)\n22 AGL\nTable 4\nMaximum height parameters for buildings or structures in the East Gateway Zone\nRow\nDescription of authorised works, within the East Gateway Zone, to which height control applies\nMaximum height in metres\n1.\nAuthorised works located in the East Gateway Zone to which none of height controls 2 to 9 applies\n10 AGL\n47.5 AOD\n2.\nAuthorised works on land located within—\n(a) 7 metres outside of the boundary of a public road where it is adjacent to a specified habitat or part of a specified habitat;\n(b) 20 metres outside the boundary of a public road where it is not adjacent to a specified habitat or part of a specified habitat\nThis height control does not apply to a grade separated crossing.\n10 AGL\n47.5AOD\n3.\nAuthorised works on land in, on, under or over which a specified habitat has been, or is to be, created, enhanced or maintained, or land located within—\n(a) 7 metres outside of the boundary of a specified habitat, or part of a specified habitat, that is adjacent to a public road;\n(b) 20 metres outside of the boundary of any specified habitat or part of a specified habitat, that is not adjacent to a public road\nThis height control does not apply to a grade separated crossing or to authorised works on or over land adjacent to a watercourse.\n10 AGL\n47.5 AOD\n4.\nAuthorised works on land located within 20 metres of any edge of the ERC area\nThis height control does not apply to a public road or to authorised works on or over land that was operational land of a railway undertaker at the date when this Order is made.\n10 AGL\n47.5 AOD\n5.\nClass 3 authorised works\nThis height control does not apply to transport hubs\n22 AGL\n59.5 AOD\n6.\nTransport hub\n30 AGL\n67.5 AOD\n7.\nSurface vehicle parking area\n10 AGL\n47.5 AOD\n8.\nMulti-storey vehicle parking area\n30 AGL\n67.5 AOD\n9.\nPublic road\nThis height control does not apply to authorised works to which height control 5 applies.\n15 AGL\n50.3 AOD",
  "extent": null,
  "status": null,
  "version": "current",
  "annotations": [],
  "outstanding_effects": [],
  "provenance": {
    "source": "legislation.gov.uk",
    "source_url": "https://www.legislation.gov.uk/uksi/2025/1322/schedule/4",
    "retrieved_at": "2026-10-28T21:08:22.499243+00:00"
  },
  "licence": "Open Government Licence v3.0",
  "licence_url": "https://www.nationalarchives.gov.uk/doc/open-government-licence/version/3/",
  "attribution": "Contains public sector information licensed under the Open Government Licence v3.0. Source: legislation.gov.uk, The National Archives."
}