Plans for a new garden community with up to 4,400 homes on an 802-acre site north of Tempsford have been submitted to Bedford Borough Council.
Applicant Lands Improvements Holdings Limited (LIH) is proposing a mixed-use development, with housing, commercial space and community infrastructure at Little Barford.
The project includes public open space with sport and play facilities, primary and secondary school provision, transport and access facilities, and a safeguarding zone for the delivery of East West Rail, according to a planning statement from Carter Jonas LLP.
Read: New town at Tempsford could reshape Bedford’s future
Other aspects include the renovation of the on-site listed historic assets, parking, footpath and cycle links, drainage and other works, the company said.
Read: Warnings A1 ‘won’t be fit for purpose’ under Tempsford new town plans
“As long-term landowners, LIH adopts a futuristic vision for the delivery of the scheme. Little Barford is positioned within the Oxford-Cambridge Arc, a nationally significant corridor for innovation, research and sustainable development,” it said.
“Direct access is available to the East Coast Main Line, with swift links to London. The future arrival of East West Rail (EWR) would strengthen connections across the Arc.
“That would unlock new opportunities for economic growth, education and collaboration between key knowledge hubs.
‘With the anticipated arrival of East West Rail and the potential development of Tempsford New Town, Little Barford’s growth will be further strengthened.
“In each of the potential expansion scenarios at Tempsford includes the development of Little Barford.
“The application is accompanied by an environmental impact statement, prepared in response to the formal scoping opinion of the local authority in June 2025.
“The site is mainly used for agriculture and livestock grazing, with several associated buildings and structures, as well as three residential properties.
“It’s bisected by the East Coast Main Line, creating two parcels of land, south of St Neots and close to Sandy.
“A new Tempsford Railway Station is proposed to be located immediately south of the site to provide services to Bedford, Milton Keynes, Oxford and Cambridge.”
Read: Monthly column: Let’s make Tempsford a healthy and safe new town
New Towns Taskforce
Tempsford has been identified by the government’s New Towns Taskforce as one of 12 nationally recommended locations, explained the statement.
“The government has confirmed support for Little Barford to come forward as a first phase of the wider new town.
“Part of the western portion of the site is next to the River Great Ouse within flood zone three, which indicates the highest risk of flooding.
“The remainder and vast majority of the land is within flood zone one, with a much lower risk.
“This development area includes the Little Barford Conservation Area, incorporating the village of Little Barford and five Grade II listed buildings.
“Parts of the western section are designated as within a green infrastructure network opportunity zone three and this land contains a county wildlife site.
“The development of the Little Barford site was proposed for allocation under the now withdrawn (BBC) Local Plan 2040.
“The proposed allocation attracted minimal objection and the principle of its delivery was agreed by parties, with a statement of common ground secured with the local authority in May 2023.
“It was agreed to withdraw the Local Plan from examination at a full council meeting in October 2025. The site represents an opportunity to create a ‘garden community’ style of settlement, which will prioritise high-quality landscaping and seek to minimise vehicle movements.”
Central Bedfordshire Council leader and Independent Potton Cllr Adam Zerny said in a social media post: “With the Bedford Borough Local Plan likely to recommence, the developer is now pressing ahead.
“We’ve the government proposing a new town, which supposedly allows those facilities to be carefully planned, but seemingly allowing large developments in the same area to progress piecemeal.”
More information on the planning application is available via: edrms.bedford.gov.uk/SearchResults.aspx?appNumber=26/01227/EIA
The Borough Council’s planning committee will consider the development in due course.
By Euan Duncan
Local Democracy Reporter
