Current Projects : Instructions and project planning progression

Salph End, Bedford

Welcome to Manor Oak Homes’ public consultation website for our proposed new development at Land North of Hookhams Lane, Salph End, Bedford

Our Vision:

Manor Oak Homes are pleased to announce they are promoting the land North of Hookhams Lane, Salph End on the northern edge of the Bedford urban area for a residential-led development of up to 400 new homes, 30% of which will be affordable in tenure. The site already benefits from an extensive level of promotion towards the emerging Bedford Local Plan 2030 and, along with the new homes, offers land for a new 2 form-of-entry primary school along with an extensive amount of formal and informal public open space.

An outline planning application was submitted earlier in September 2019

Our Proposals:

Principally the proposals will respond to the need for new homes in Bedford Borough as the Council cannot demonstrate the required supply for the next 5 years.  It is estimated that only 75% of the 6,725 dwellings required may be delivered.  In addition, the Council’s housing requirement is due to increase by over a third in the near future.

Indeed, the site was previously included as part of a new urban extension in an early draft of the emerging Local Plan, a decision which demonstrates the sustainability credentials of the site. Whilst it was then removed from a later draft of the plan it was done on grounds that can now be appropriately responded to – namely character impact and coalescence

Our Planning Application:

Manor Oak Homes have recently submitted an outline planning application for up to 400 dwellings, land for a new primary school, open space, drainage, footpath improvements and vehicular access with all matters reserved other than access to Bedford Borough Council.

The application includes all the finalised reports that provide details of the investigations carried out alongside a planning statement setting out the reasoning behind the proposed development. The site is considered highly sustainable, being in close proximity to the centre of Bedford which has a wide range of public services, amenities and public transport provision. The application includes the following:

The conclusions of these key investigations have been used to inform this constraints-led residential scheme submitted as part of this application. This methodology ensures that any environmental impacts are mitigated, and that the scheme responds positively to its environment. It is critical that the scheme makes the best use of the land to provide housing that is suitable for the location and meets local needs.

Next Steps

There will then be a further opportunity to comment on our proposals on Bedford Borough Councils website, prior to the Planning Committee determining whether the application should be approved.

Our Leaflet

We have published a PDF of the Leaflet, click to download.

You will need Adobe Acrobat Reader to view this download, if this isn’t installed on your device, simply click on the ‘Get Acrobat’, prior to downloading.


As part of developing our detailed proposals, we would like feedback from local people about what this future environment should look like and how it will best fit in with your community and your surrounding areas.

We would like to hear your views on areas such as:
– Public open space
– Broad mix of homes
– Footpaths
– Affordable homes

Formal Consultation will begin upon the submission of the planning application to the Council. However, we would also be glad to hear your views on our proposals through the submission of your comments via our online form.

We welcome your views on our Proposals

FEEDBACK : Land north of Hookhams Lane, Salph End, Bedford

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Use our online form, left, or alternatively email:

You can write to us at:
Manor Oak Homes Limited
White Lodge Farm

Data Protection: your contact details and comments will not be passed on to any other private organisation and will only be used expressly in connection with this consultation.


Manor Oak Homes is a multi-disciplined company that specialises in promotional agreements, option agreements and freehold purchases for strategic land opportunities.

We believe in working on an open-book basis, building a strong relationship with clients, consultants, political bodies and industry contacts alike. We insist on working in a spirit of good faith, ensuring that we work in an environment of transparency and trust. We do not rely on a board, or the excuse of a board not to get things done, and will always pick up the phone at the first opportunity.


This website, drawings and reports are the copyright of Manor Oak Homes and their Consultants and shall not be reproduced without their permission. Ordnance Survey map information reproduced with permission of HMSO Crown Copyright reserved. Manor Oak Homes will take reasonable measures/actions to ensure the website is updated regularly, but will not accept any liability. Viewers of the website should also check with the planning department of the Council.