The announcement of the Universal Studios theme park will unlock new development opportunities in Bedfordshire, with construction potentially beginning as early as 2026. However, there is a critical role for the delivery of infrastructure to play in revealing the County’s full potential and facilitating the delivery of new homes.
Admist this is the focus on the long awaited East West Rail (“EWR”) and delivery of Wixams Station. The Universal Studios scheme may reconsider the planned station for Wixams, developing a 4-platform scheme (instead of the current 2) as well as considering the essential highway mitigation along the A421.
On 3rd April 2025, the Development Consent for Luton Airport was granted by the Secretary of State for Transport. This will almost double the annual passenger numbers and include a new terminal. This could create up to 11,000 new jobs in the local area having significant economic benefits for the local area (including into North Hertfordshire). There has, however, been significant objection to this on both a local level and from environmental parties. It is understood that objectors are looking to submit a Judicial Review of the decision, so this could provide further delays.
Cumulatively, these are infrastructure projects that will create investment opportunities across the County and further afield. Additionally, these are likely to heavily influence the pending Development Plans.
Opportunities in Bedford Borough will depend heavily on the outcome of the currently stalled Local Plan examination. In a letter dated 2nd May 2025, the Council outlined that they are currently reviewing the impact of the confirmation of Universal Studios on the Local Plan. A report is due in late May 2025, with this needing to be heard at Executive on 18th June and Full Council on 2nd July 2025. Only then, will we know the impact on the timetable and whether this is likely to slip into Summer/Autumn 2025 or beyond.
Elsewhere both Central Bedfordshire and Luton are progressing with their new Local Plans having both concluded Call for Sites exercises in Quarter 1 2025, with Luton undergoing a second Call for Sites exercise between 1st May and 12th June 2025. Regulation 18 for both Authorities is due to be in 2026, with Central Bedfordshire anticipated in February 2025. These consultations may provide further opportunities to promote sites.
Five-Year Land Supply
The adopted Bedford Borough Local Plan and Luton Local Plan are now over 5 years old. Therefore, the updated Standard Housing Method must be used to calculate their 5 year housing land supply. Most recently, the figures have been published at 3.75 years (January 2025) for Bedford Borough Council and 3.36 years for Luton Borough Council (October 2024).
Despite recent appeal decisions within Central Bedfordshire, the Council maintain that they have a 5.05 years housing land supply (Response to Inspectors Decision: February 2025). However, one of the most recent appeal decisions (PINS Reference: 3350507) outlines that the Council can, at best, demonstrate a 4.83 years supply. This shortfall, alongside the Government’s new Grey Belt policy on Green Belt land, provides a short-term opportunity to realise the development potential of sites via speculative applications, particularly given the slow progress on plan making.
