The Town and Country Planning (Entertainment Resort Complex, Bedford) Special Development Order 2025

Made: 10th December 2025

Laid before Parliament: 16th December 2025

Coming into force: 2nd January 2026

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Citation, commencement, extent and application

1

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Interpretation

2

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Other planning permissions

3

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Grant of planning permission

4

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Conditions and limitations

5

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Endorsement of submission documents

6

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Modification of reference documents, controlling documents and endorsement conditions

7

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Publication of documents

8

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SCHEDULE 1 — Reference documents

Reference number in this Order	Document title, report reference (“Ref.”), revision number (“Rev.”) and date, as given on its front cover	Where referred to in this Order
1.	Site Location Plan Ref. 1.6.0, Rev. 00, June 2025	Articles 1, 2, 7
2.	Primary Access Plan Ref. 1.7.0, Rev. 00, June 2025	Condition 35
3.	Zonal Plan Ref. 1.8.0, Rev. 00, June 2025	Article 2 Conditions 1, 2, 24
4.	Parameter Plan – Entertainment Resort Complex Land Use Plan Ref. 1.10.0, Rev. 00, June 2025	Article 2 Condition 46
5.	Parameter Plan – Access and Roadways Ref. 1.11.0, Rev. 00, June 2025	Article 2 Conditions 1, 10, 28, 72, 77 Schedule 4
6.	Parameter Plan – Active Travel Plan Ref. 1.12.0, Rev. 00, June 2025	Condition 25
7.	Parameter Plan – Core Zone Transport Hub Plan Ref. 1.13.0, Rev. 00, June 2025	Condition 37
8.	Parameter Plan – Utility Compound Plan Ref. 1.14.0, Rev. 00, June 2025	Condition 42
Reference number in this Order	Document title, report reference (“Ref.”), revision number (“Rev.”) and date, as given on its front cover	Where referred to in this Order
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9.	Appendix 2.3 – Outline Construction Environmental Management Plan Ref. 4.2.3.0, Rev. 00, June 2025	Condition 12
10.	Appendix 5.6 – Travel Plan Ref. 4.5.6.0, Rev. 00, June 2025	Condition 79
11.	Appendix 6.4 – Outline Habitat Creation and Enhancement Plan Ref. 4.6.4.0, Rev. 00, June 2025 Appendix 6.4 – Figure 1: Indicative Habitat Creation and Enhancement Plan Ref. 4.6.4.1.0, Rev. 00, June 2025	Conditions 1, 7, 8
12.	Appendix 6.5 – Outline Landscape and Ecology Management Plan Ref. 4.6.5.0, Rev. 00, June 2025	Condition 9
13.	Appendix 11.4 – Outline Land Remediation Strategy Ref. 4.11.4.0, Rev. 00, June 2025	Condition 14
14.	Appendix 12.1 – Flood Risk Assessment Part 1/6[^f00029] Ref. 4.12.1.0, Rev. 00, June 2025	Condition 57
15.	Appendix 12.2 – Water Strategy Ref. 4.12.2.0, Rev. 00, June 2025	Condition 59
16.	Appendix 12.3 – Drainage Strategy Ref. 4.12.3.0, Rev. 00, June 2025	Conditions, 1, 56, 60, 63, 64, 65, 68
17.	Appendix 14.1 – Carbon Management Plan Ref. 4.14.1.0, Rev. 00, June 2025	Condition 55
Reference number in this Order	Document title, report reference (“Ref.”), revision number (“Rev.”) and date, as given on its front cover	Where referred to in this Order
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18.	Guide to the Planning Proposal Ref. 1.4.0, Rev. 00, June 2025	Article 2
19.	Design Standards Ref. 6.3.0, Rev. 00, June 2025	Conditions 1, 30, 31, 32, 33, 34
20.	Security and Emergency Management Plan Ref. 6.4.0, Rev. 00, June 2025	Condition 70
21.	Arboricultural Impact Assessment Report Ref. 6.11.0, Rev. 00, June 2025	Condition 12
22.	Environmental Controls Document[^f00030] Ref. 6.16.0, Rev. 00, June 2025	Conditions 1, 15, 45, 85, 90

SCHEDULE 2 — Classes of development permitted

Visitor entertainment and hospitality facilities

1

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Support for provision and operation of visitor entertainment and hospitality facilities

2

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Rail-related development

3

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Utilities and services

4

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Walking, wheeling and cycling routes

5

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Roads and associated infrastructure

6

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Vehicle-related facilities

7

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Security and reception

8

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Landscaping and environmental measures, miscellaneous features, facilities and amenities

9

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SCHEDULE 3 — Conditions and limitations

Part 1 — Preliminary

Interpretation of Schedule

1

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Modification of zonal boundaries; ticketed area plan

2

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Part 2 — Site controller

Designation of site controller and appointment of principal representative

3

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Core controls

4

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Experience and capability

5

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Part 3 — Habitat creation, enhancement and maintenance

Specified habitats: general

6

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Habitat location plan

7

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Habitat creation and enhancement plans

8

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Landscape and ecology management plans

9

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Other dark corridors for bats

10

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Part 4 — Construction work: general management

Time when development must be begun

11

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Construction environmental management plan

12

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Mass grading

13

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Land remediation

14

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Archaeological mitigation

15

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Construction traffic management scheme

16

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Broadmead Road

17

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Broadmead Road level crossing

18

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Part 5 — Temporary accommodation for construction workers

Interpretation of Part 5

19

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Accommodation monitoring reports

20

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Exceedances and accommodation management plans

21

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Construction worker accommodation

22

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Part 6 — Height controls

Height controls: general

23

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Height controls to secure an articulated skyline

24

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Part 7 — Approval of masterplans and detailed designs

Interpretation of Part 7

25

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Requirement for masterplan or detailed design approval

26

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Masterplans

27

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Detailed designs: class 3 and class 6 authorised works

28

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Detailed designs: other classes of authorised works

29

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Lake Zone (proximity to liquefied natural gas facility)

30

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Part 8 — Reference design standards

Reference design standards applicable to all parts of the Order land

31

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Reference design standards applicable only to the Core Zone

32

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Reference design standards applicable only to the East Gateway Zone

33

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Reference design standards applicable only to the Lake Zone

34

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Part 9 — Location of certain authorised works

Primary access points

35

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Entertainment resort complex

36

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Transport related development

37

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Petrol filling or service station

38

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Camp sites

39

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Conference and convention facilities

40

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Sports venues with outdoor playing fields

41

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Class 4 authorised works

42

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Part 10 — Authorised works and authorised development: other specific restrictions and requirements

Impact of authorised works on natural light in certain dwellings

43

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Kempston Hardwick moated site

44

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Veteran tree

45

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ERC expansion areas

46

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Means of enclosure with a height of more than 5.4 metres AGL

47

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Battery energy storage system

48

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Limits on extent of highway works

49

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Limits on extent of railway works

50

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Limits on capacity, extent or use of certain energy and water infrastructure

51

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Floorspace

52

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Vehicle parking

53

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Leadership in Energy and Environmental Design

54

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Carbon management

55

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Part 11 — Water and drainage

Riparian protection zone

56

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Flood risk

57

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Storage capacity

58

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Water conservation and supplies of non-potable water

59

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Culverts

60

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Outfalls

61

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Road crossing over Elstow Brook

62

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Runoff

63

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Sustainable drainage

64

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Sustainable drainage systems: management and maintenance

65

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Foul drainage

66

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Water supplies

67

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Kempston Hardwick Clay Pits (North)

68

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Part 12 — Grand Opening and Soft Opening Period: further preconditions

Core capacity and features of ERC

69

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Soft Opening Period and security and emergency management

70

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Public access

71

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Manor Road level crossing

72

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Public rights of way

73

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Wixams station (bus replacement service)

74

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Travel plan

75

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Part 13 — Preconditions to occupation of certain authorised works

Restrictions on occupation before Grand Opening

76

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Public roads in Lake Zone

77

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Active travel

78

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Part 14 — Transport

Traffic monitoring and management

79

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Milton Keynes shuttle bus

80

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Wixams shuttle bus

81

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Part 15 — Fireworks, pyrotechnics and other displays

Firework displays

82

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Drone shows

83

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Pyrotechnic and laser effects

84

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Part 16 — Noise and vibration

Noise and vibration

85

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Seasonal events and special events

86

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Hotels

87

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1 and 2 Vine Cottages

88

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Part 17 — Miscellaneous

Opening hours

89

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Employment and skills

90

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SCHEDULE 4 — Maximum height parameter tables

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This height control does not apply to a grade separated crossing.

Signed

Steve Reed — Secretary of State — Ministry of Housing, Communities and Local Government — 10th December 2025

Explanatory note

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Footnotes

[^f00001]: 1990 c. 8. Section 60 was amended by section 4(1) of the Growth and Infrastructure Act 2013 (c. 27) and section 152(1) of the Housing and Planning Act 2016 (c. 22). There are other amending instruments but none is relevant.

[^f00002]: 2006 c. 46.

[^f00003]: 1986 c. 45, amended by the Civil Partnership Act 2004 (c. 33), schedule 27, paragraph 122, and S.I. 2005/3129, 2009/1941 and 2016/1034.

[^f00004]: Ordnance Datum Newlyn forms the reference frame for heights above mean sea level (orthometric heights) in Great Britain. See further Ordnance Survey, A Guide to Coordinate Systems in Great Britain (2020), section 5.3, available at https://www.ordnancesurvey.co.uk/documents/resources/guide-coordinate-systems-great-britain.pdf.

[^f00005]: “Development” is defined in section 55 of the Town and Country Planning Act 1990 (c. 8), which was amended by sections 13(1) and (2), 14 and 31(4) of, and paragraph 9 of Schedule 6 to, the Planning and Compensation Act 1991 (c. 34); by sections 118(1) and 120 of, and paragraphs 1 and 2 of Schedule 6 to, and paragraph 1 of Schedule 9 to, the Planning and Compulsory Purchase Act 2004 (c. 34), and by S.I. 1999/293. There are other amending instruments but none is relevant.

[^f00006]: S.I. 2017/407. Schedule 1 was amended by S.I. 2019/558 and 2025/82; there are other amending instruments but none is relevant.

[^f00007]: 2018 c. 18.

[^f00008]: S.I. 2017/571, amended by S.I. 2017/1012, 2018/575, 2018/695, 2018/834, 2018/1232, 2020/505, 2020/904, 2025/82, 2025/412.

[^f00009]: 1999 c. 24, amended by S.I. 2018/942.

[^f00010]: The Environmental Statement and other documents were published at https://www.gov.uk/government/collections/request-for-planning-permission-entertainment-resort-complex-bedford.

[^f00011]: 1986 c. 44.

[^f00012]: S.I. 2017/1012, amended by S.I. 2018/1307, 2019/295, 2019/579, 2019/1354, 2020/94, 2021/77, 2022/858, 2025/412, by the Environment Act 2021 (c. 30), section 111(6), and by the Levelling-up and Regeneration Act 2023 (c. 55), section 101 and Schedule 8, paragraphs 37 to 40, section 106(3) and Schedule 9, paragraph 4, and section 169 and Schedule 15.

[^f00013]: 1980 c. 66, amended by the Local Government Act 1985 (c. 51), section 8 and Schedule 4, paragraph 1, the New Roads and Street Works Act 1991 (c. 22), section 21(2), and the Infrastructure Act 2015 (c. 7), section 1(6) and Schedule 1, paragraphs 1 and 2.

[^f00014]: The railway line that runs between Bletchley and Bedford.

[^f00015]: 1988 c. 52.

[^f00016]: 1992 c. 42.

[^f00017]: 1990 c. 43. Section 78A was inserted by the Environment Act 1995 (c. 25), section 57 and amended by the Water Act 2003 (c. 37), section 86(1) and (2); there are other amending instruments but none is relevant.

[^f00018]: 2015 c. 7; Highways England Company Limited (registered company number 09346363) was appointed by S.I. 2015/376, which was amended by S.I. 2023/677 to change that name to National Highways Limited.

[^f00019]: 2006 c. 46.

[^f00020]: 1991 c. 59.

[^f00021]: The railway line that runs from London St. Pancras to Sheffield.

[^f00022]: S.I. 2015/596, amended by S.I. 2016/332, 2016/765, 2016/1040, 2016/1154, 2017/391, 2017/571, 2017/619, 2017/1011, 2017/1012, 2018/119, 2018/343, 2018/695, 2019/907, 2020/330, 2020/412, 2020/632, 2020/755, 2020/756, 2020/1243, 2020/1459, 2021/428, 2021/467, 2021/814, 2021/1464, 2022/278, 2022/634, 2023/98, 2023/368, 2023/747, 2023/1110, 2023/1279, 2024/141, 2024/579, 2024/1139, 2025/412, 2025/560.

[^f00023]: Details can be accessed from Bedford Borough Council at Bedford Borough Hub, 2 Horne Lane, Bedford, MK40 1RA, or by searching under the reference number from the relevant part of Bedford Borough Council’s website at https://publicaccess.bedford.gov.uk/online-applications/search.do?action=advanced.

[^f00024]: S.I. 2015/595, amended by the Business and Planning Act 2020 (c. 16), sections 16(5), 17(5) and 18(5), and S.I. 2016/873, 2016/912, 2017/402, 2017/571, 2017/1012, 2017/1013, 2017/1243, 2017/1309, 2018/119, 2018/695, 2018/1234, 2020/505, 2021/746, 2021/814, 2022/634, 2023/142, 2023/747, 2023/1071, 2023/1279, 2024/50, 2024/453, 2025/412.

[^f00025]: Copies may be obtained from the Department for Transport, Great Minster House, 33 Horseferry Road, London SW1P 4DR and are available at https://www.gov.uk/government/publications/east-west-rail-safeguarding-directions.

[^f00026]: “Building operations” are defined in section 55(1A) of the Town and Country Planning Act 1990 (c.8) and “engineering operations” are defined in section 336(1) of that Act.

[^f00027]: This will be within www.gov.uk, and capable of being located from its search page.

[^f00028]: At the date on which this order is made, located at 2 Marsham Street, London SW1P 4DF.

[^f00029]: Reference document 14 was submitted to the Secretary of State in six “parts”. On their covers, these are marked respectively “Part 1/6”, “Part 2/6”, and so on, but they share a single original reference number (4.12.1.0). Only the first of these parts is referred to in this Order.

[^f00030]: Reference document 22 was submitted to the Secretary of State in two “parts”. On their covers, these are marked respectively “Part 1/2” and “Part 2/2”, but they share a single original reference number (6.16.0). Both parts are referred to in this Order. Part 2 consists entirely of Appendix D (tree removal and protection plan).

[^f00031]: S.I. 2015/1553.

[^f00032]: 1993 c. 43.

[^f00033]: 1989 c. 29; section 4(4) was amended by the Energy Act 2004 (c. 20), section 135(4) and the Utilities Act 2000 (c. 27), section 28(3)(a). There are other amending instruments but none is relevant.

[^f00034]: 1986 c. 44; section 5(10) was amended by section 149(3) of the Energy Act 2004 (c. 20).

[^f00035]: 2023 c. 52.

[^f00036]: S.I. 2017/407. Schedule 1 was amended by S.I. 2019/558 and 2025/82; there are other amending instruments but none is relevant.

[^f00037]: 2010 c. 29.

[^f00038]: 2010 c. 29.

[^f00039]: 1971 c. 80.

[^f00040]: Registered in Delaware under file registration number 3514382 on 15 April 2002.

[^f00041]: 2006 c. 46. Section 1173 was amended by S.I. 2019/145; there are other amending instruments but none is relevant.

[^f00042]: S.I. 2016/339.

[^f00043]: 1974 c. 40.

[^f00044]: 1991 c. 57, amended by S.I. 1996/301, 1997/1331, 1997/1332.

[^f00045]: Investigation of potentially contaminated sites – Code of practice (ISBN 978 0 580 98996 4), published by the British Standards Institution on 3 December 2017.

[^f00046]: 1990 c. 43; section 78YA was inserted by the Environment Act 1995 (c. 25), section 57, to which there are amendments but none is relevant.

[^f00047]: See further https://www.gov.uk/government/collections/land-contamination-technical-guidance.

[^f00048]: 1980 c. 66. Section 38 was amended by the Infrastructure Act 2015 (c. 7), section 1(6) and Schedule 1, paragraphs 1 and 19, the New Roads and Street Works Act 1991 (c. 22), section 22(1) and the Local Government Act 1985 (c. 51), section 102(2) and Schedule 17.

[^f00049]: Site layout planning for daylight and sunlight: a guide to good practice, by P. Littlefair, S. King, G. Howlett, C. Ticleanu and A. Longfield, published by the Building Research Establishment on 8th June 2022 (ISBN 978 1 84806 483 6), available from the Building Research Establishment, https://bregroup.com/store/bookshop.

[^f00051]: At the date on which the Order is made, Grid Scale Battery Energy Storage System planning – Guidance for FRS, dated 1 November 2022, available from the National Fire Chiefs Council, 71-75 Shelton Street, Covent Garden, London, WC2H 9JQ, or online at https://nfcc.org.uk/wp-content/uploads/2023/10/Grid-Scale-Battery-Energy-Storage-System-planning-Guidance-for-FRS.pdf.

[^f00052]: 2004 c. 21. Section 1 was amended by the Policing and Crime Act 2017, Schedule 1, Part 1, and Schedule 2, paragraphs 110 and 111, and by the Civil Contingencies Act 2004 (c. 36), Schedule 2, paragraph 10(1) and (2) and the Levelling-up and Regeneration Act 2023 (c. 55), section 56 and Schedule 4, paragraph 157.

[^f00053]: 2008 c. 29, to which there are amendments not relevant to this Order.

[^f00054]: 2008 c. 29, amended by S.I. 2013/1883.

[^f00055]: 2008 c. 29, substituted by S.I. 2013/1479.

[^f00056]: 1989 c. 29, amended by the Planning Act 2008 (c. 29), section 36 and Schedule 2, paragraphs 31 and 33(1), (2) and (3).

[^f00057]: S.I. 2009/640, amended by S.I. 2010/29, 2017/1011, 2024/924.

[^f00058]: 1986 c. 44. Section 7 was substituted by the Gas Act 1995 (c. 45), section 5, and subsection (1) was amended by the Utilities Act 2000 (c. 27), section 76(1) and (2). Section 7A was inserted by section 6(1) of the Gas Act 1995.

[^f00059]: S.I. 1994/2481.

[^f00060]: 2008 c. 29, amended by S.I. 2019/12.

[^f00061]: The LEED version 5 rating system is set out in documents that are accessible at https://www.usgbc.org/leed/v5 or from the U.S. Green Building Council, PO Box 404296, Atlanta, GA 30384-4296, USA.

[^f00062]: Flood Estimation Handbook (ISBN 978 1 906698 00 3), published by the Centre for Ecology and Hydrology, 2008, available at https://www.ceh.ac.uk/data/software-models/flood-estimation-handbook#software.

[^f00063]: 2010 c. 29. The national standards for England are published online by the Department for Environment, Food & Rural Affairs at https://www.gov.uk/government/publications/national-standards-for-sustainable-drainage-systems.

[^f00064]: 1991 c. 56, amended by the Water Act 2003 (c. 37), sections 36(2), 88(2) and 97(1) and (3).

[^f00065]: 1991 c. 56.

[^f00066]: 1981 c. 69; amended by paragraph 1 of Schedule 5 to the Countryside and Rights of Way Act 2000 (c. 37), section 70(1) of the Natural Environment and Rural Communities Act 2006 (c. 16) and the Deregulation Act 2015 (c. 20), section 26 and paragraphs 2 and 10 of Schedule 7.

[^f00067]: S.I. 2015/1553; see also the definitions of “firework” and “pyrotechnic article” in regulations 2(1) and 3 of the Regulations.

[^f00068]: Guidance on sound insulation and noise reduction for buildings (ISBN 978 0 580 74378 8), published by the British Standards Institution on 28th February 2014, available from https://knowledge.bsigroup.com.

[^f00069]: Guide B4 Noise and vibration control for building services systems (ISBN 978 1 906 84679 4), published by the Chartered Institution of Building Services Engineers in June 2016, available at https://www.cibse.org/knowledge-research/knowledge-portal/guide-b4-noise-and-vibration-control-for-building-services-systems-2016/.

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Editorial notes