# The Town and Country Planning (Entertainment Resort Complex, Bedford) Special Development (No. 2) Order 2025, Schedule 4: Maximum height parameter tables Table 1 Maximum height parameters for buildings or structures in the Core Zone Row Description of authorised works, within the Core Zone, to which height control applies Maximum height in metres 1. Authorised works to which none of height controls 2 to 17 applies 75 AGL 117 AOD 2. Authorised works— (a) to which none of height controls 3 to 17 applies, and (b) of which any part that exceeds a height of 75 metres AGL or 117 metres AOD consists solely of attraction overlay 115 AGL 157 AOD 3. Authorised works on or over land that is within an ERC expansion area 10 AGL 45.7 AOD 4. Authorised works on or over land that is located within 20 metres outside of a boundary of a public road This height control does not apply to— (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; (b) any part of a public road or other transport route such as a railway that is part of a grade separated crossing; (c) authorised works to which height control 5 applies. 10 AGL 45.7 AOD 5. Authorised 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 This 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— (a) the dwelling has been demolished; (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). 10 AGL 45.7 AOD 6. Authorised works on or over land that is located within 20 metres inside any boundary of the ERC area This 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. 10 AGL 45.7 AOD 7. Authorised 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 30 AGL 66.3 AOD 8. Authorised 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— (a) consists solely of attraction overlay, and (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— (i) the dwelling has been demolished; (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) 70 AGL 106.3 AOD 9. Authorised 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 10 AGL 45.7 AOD 10. Authorised 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— (a) consists solely of attraction overlay, and (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— (i) the dwelling has been demolished; (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) 70 AGL 106.3 AOD 11. Class 2 authorised works 25 AGL 67 AOD 12. Authorised 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— (a) 7 metres outside of the boundary of a specified habitat, or part of a specified habitat, that is adjacent to a public road; (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 This height control does not apply to a grade separated crossing or to authorised works on or over land adjacent to a watercourse. 10 AGL 45.7 AOD 13. Transport hub 30 AGL 66.3 AOD 14. Surface vehicle parking area 10 AGL 46.3 AOD 15. Multi-storey vehicle parking area 30 AGL 66.3 AOD 16. Public road This height control does not apply to authorised works to which height control 17 applies. 15 AGL 59.6 AOD 17. Authorised works in class 3(b) 22 AGL Table 2 Maximum height parameters for buildings or structures in the Lake Zone Row Description of authorised works, within the Lake Zone, to which height control applies Maximum height in metres 1. Authorised works to which none of height controls 2 to 13 applies 75 AGL 110.5 AOD 2. Authorised works within ERC expansion area A, ERC expansion area B, or ERC expansion area C 10 AGL 39.5 AOD 3. Authorised works on or over land that is located within— (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; (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 This height control does not apply to a grade separated crossing that forms part of or crosses such a public road. 10 AGL 39.5 AOD 4. Authorised works on or over land located within 20 metres inside any boundary of the ERC area This 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. 10 AGL 39.5 AOD 5. Authorised 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 30 AGL 65.5 AOD 6. Authorised works on or over land in, on, under or over which a specified habitat has been, or is to be, created, enhanced or maintained 10 AGL 39.5 AOD 7. Authorised works on or over land that is located within— (a) 7 metres outside of a boundary of a specified habitat, or part of a specified habitat, that is adjacent to a public road; (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 This height control does not apply to a grade separated crossing or to authorised works on or over land adjacent to a watercourse. 10 AGL 44 AOD 8. Authorised 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— (a) the notation “Drainage / Wetland Habitat Creation” on Figure 1 (Indicative Habitat Creation and Enhancement Plan) in reference document 11, or (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 20 AGL 55.3 AOD 9. Utility compound 20 AGL 55.5 AOD 10. Class 2 authorised works 25 AGL 60.5 AOD 11. Surface vehicle parking area 10 AGL 45.5 AOD 12. Multi-storey vehicle parking area 30 AGL 65.5 AOD 13. Public road 15 AGL 54 AOD Table 3 Maximum height parameters for buildings or structures in the West Gateway Zone Row Description of authorised works, within the West Gateway Zone, to which height control applies Maximum height in metres 1. Authorised works located in the West Gateway Zone to which none of height controls 2 to 11 applies 75 AGL 111 AOD 2. Authorised works on or over land that is located within— (a) 7 metres outside a boundary of a public road where it is adjacent to a specified habitat or part of a specified habitat; (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 This height control does not apply to a grade separated crossing. 10 AGL 43.7 AOD 3. Authorised works on or over land that is located within 20 metres inside the boundary of the ERC area This 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. 10 AGL 43.7 AOD 4. Authorised 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 30 AGL 67.5 AOD 5. Authorised 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— (a) 7 metres outside of the boundary of a specified habitat, or part of a specified habitat, that is adjacent to a public road; (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 This height control does not apply to a grade separated crossing or to authorised works on or over land adjacent to a watercourse. 10 AGL 43.7 AOD 6. Class 2 authorised works 25 AGL 61 AOD 7. Surface vehicle parking area 10 AGL 47.5 AOD 8. Multi-storey vehicle parking area 30 AGL 67.5 AOD 9. Eastbound off-slip of the A421 junction 25 AGL 68 AOD 10. Any other public road This height control does not apply to authorised works to which height control 11 applies. 15 AGL 59.4 AOD 11. Authorised works in class 3(b) 22 AGL Table 4 Maximum height parameters for buildings or structures in the East Gateway Zone Row Description of authorised works, within the East Gateway Zone, to which height control applies Maximum height in metres 1. Authorised works located in the East Gateway Zone to which none of height controls 2 to 9 applies 10 AGL 47.5 AOD 2. Authorised works on land located within— (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; (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 This height control does not apply to a grade separated crossing. 10 AGL 47.5AOD 3. Authorised 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— (a) 7 metres outside of the boundary of a specified habitat, or part of a specified habitat, that is adjacent to a public road; (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 This height control does not apply to a grade separated crossing or to authorised works on or over land adjacent to a watercourse. 10 AGL 47.5 AOD 4. Authorised works on land located within 20 metres of any edge of the ERC area This 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. 10 AGL 47.5 AOD 5. Class 3 authorised works This height control does not apply to transport hubs 22 AGL 59.5 AOD 6. Transport hub 30 AGL 67.5 AOD 7. Surface vehicle parking area 10 AGL 47.5 AOD 8. Multi-storey vehicle parking area 30 AGL 67.5 AOD 9. Public road This height control does not apply to authorised works to which height control 5 applies. 15 AGL 50.3 AOD --- Source: https://www.legislation.gov.uk/uksi/2025/1322/schedule/4 (the official version) Page: https://openlegislation.uk/town-and-country-planning-entertainment-resort-complex-bedford-special-development-no-2-order-2025/schedule-4 Contains public sector information licensed under the Open Government Licence v3.0. Source: legislation.gov.uk, The National Archives.