# The Town and Country Planning (Entertainment Resort Complex, Bedford) Special Development Order 2025 (revoked) S.I. 2025/1315 · made 10 December 2025 · revised to 17 December 2025 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PDFs: Printed copy https://openlegislation.uk/town-and-country-planning-entertainment-resort-complex-bedford-special-development-order-2025-revoked/pdf/uksi_20251315_en.pdf; UK Explanatory Memorandum https://openlegislation.uk/town-and-country-planning-entertainment-resort-complex-bedford-special-development-order-2025-revoked/pdf/uksiem_20251315_en_001.pdf ## Introductory text Town And Country Planning, England Made 10th December 2025 Laid before Parliament 16th December 2025 Coming into force 2nd January 2026 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 1 Citation, commencement, extent and application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 2 Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 3 Other planning permissions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 4 Grant of planning permission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 5 Conditions and limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 6 Endorsement of submission documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 7 Modification of reference documents, controlling documents and endorsement conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 8 Publication of documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## Signature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## Schedule 1 Reference documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## Schedule 2: Classes of development permitted ## 1 Visitor entertainment and hospitality facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 2 Support for provision and operation of visitor entertainment and hospitality facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 3 Rail-related development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 4 Utilities and services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 5 Walking, wheeling and cycling routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 6 Roads and associated infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 7 Vehicle-related facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 8 Security and reception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 9 Landscaping and environmental measures, miscellaneous features, facilities and amenities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## Schedule 3: Conditions and limitations ### Part 1: Preliminary ## 1 Interpretation of Schedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 2 Modification of zonal boundaries; ticketed area plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 2: Site controller ## 3 Designation of site controller and appointment of principal representative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 4 Core controls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 5 Experience and capability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 3: Habitat creation, enhancement and maintenance ## 6 Specified habitats: general . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 7 Habitat location plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 8 Habitat creation and enhancement plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 9 Landscape and ecology management plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 10 Other dark corridors for bats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 4: Construction work: general management ## 11 Time when development must be begun . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 12 Construction environmental management plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 13 Mass grading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 14 Land remediation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 15 Archaeological mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 16 Construction traffic management scheme . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 17 Broadmead Road . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 18 Broadmead Road level crossing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 5: Temporary accommodation for construction workers ## 19 Interpretation of Part 5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 20 Accommodation monitoring reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 21 Exceedances and accommodation management plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 22 Construction worker accommodation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 6: Height controls ## 23 Height controls: general . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 24 Height controls to secure an articulated skyline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 7: Approval of masterplans and detailed designs ## 25 Interpretation of Part 7 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 26 Requirement for masterplan or detailed design approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 27 Masterplans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 28 Detailed designs: class 3 and class 6 authorised works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 29 Detailed designs: other classes of authorised works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 30 Lake Zone (proximity to liquefied natural gas facility) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 8: Reference design standards ## 31 Reference design standards applicable to all parts of the Order land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 32 Reference design standards applicable only to the Core Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 33 Reference design standards applicable only to the East Gateway Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 34 Reference design standards applicable only to the Lake Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 9: Location of certain authorised works ## 35 Primary access points . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 36 Entertainment resort complex . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 37 Transport related development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 38 Petrol filling or service station . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 39 Camp sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 40 Conference and convention facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 41 Sports venues with outdoor playing fields . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 42 Class 4 authorised works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 10: Authorised works and authorised development: other specific restrictions and requirements ## 43 Impact of authorised works on natural light in certain dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 44 Kempston Hardwick moated site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 45 Veteran tree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 46 ERC expansion areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 47 Means of enclosure with a height of more than 5.4 metres AGL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 48 Battery energy storage system . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 49 Limits on extent of highway works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 50 Limits on extent of railway works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 51 Limits on capacity, extent or use of certain energy and water infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 52 Floorspace . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 53 Vehicle parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 54 Leadership in Energy and Environmental Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 55 Carbon management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 11: Water and drainage ## 56 Riparian protection zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 57 Flood risk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 58 Storage capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 59 Water conservation and supplies of non-potable water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 60 Culverts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 61 Outfalls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 62 Road crossing over Elstow Brook . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 63 Runoff . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 64 Sustainable drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 65 Sustainable drainage systems: management and maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 66 Foul drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 67 Water supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 68 Kempston Hardwick Clay Pits (North) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 12: Grand Opening and Soft Opening Period: further preconditions ## 69 Core capacity and features of ERC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 70 Soft Opening Period and security and emergency management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 71 Public access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 72 Manor Road level crossing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 73 Public rights of way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 74 Wixams station (bus replacement service) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 75 Travel plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 13: Preconditions to occupation of certain authorised works ## 76 Restrictions on occupation before Grand Opening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 77 Public roads in Lake Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 78 Active travel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 14: Transport ## 79 Traffic monitoring and management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 80 Milton Keynes shuttle bus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 81 Wixams shuttle bus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 15: Fireworks, pyrotechnics and other displays ## 82 Firework displays . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 83 Drone shows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 84 Pyrotechnic and laser effects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 16: Noise and vibration ## 85 Noise and vibration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 86 Seasonal events and special events . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 87 Hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 88 1 and 2 Vine Cottages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ### Part 17: Miscellaneous ## 89 Opening hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## 90 Employment and skills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## Schedule 4 Maximum height parameter tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ## Explanatory note . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . --- Source: https://www.legislation.gov.uk/uksi/2025/1315 (the official version) Page: https://openlegislation.uk/town-and-country-planning-entertainment-resort-complex-bedford-special-development-order-2025-revoked Contains public sector information licensed under the Open Government Licence v3.0. Source: legislation.gov.uk, The National Archives.