Planning permission for extensions across Bedford
We prepare planning permission for extensions for homes in Bedford, as a stand-alone service or as the first stage of a design and build project.
- Guide price in BedfordFrom £350 inc VAT
- PlanningWe find the right route for you
- Timescale8–13 weeks typical decision period
- Postcode districtsMK40, MK41, MK42, MK43, MK44
Fees in Bedford
Guide fees for Bedford including VAT, using our East of England factor of ×1.06. Council and building control charges are not included.
| Option | What it covers | Guide price |
|---|---|---|
| Essential | Permitted development confirmed in writing (certificate or notification) | £350 – £700 |
| Standard | Householder planning application handled | £600 – £1,200 |
| Premium | Application with heritage or design statements, and responses to the council | £950 – £1,700 |
Our handling fee only. Council fees are extra: in England from 1 April 2026 a householder application is £548, a lawful development certificate for a proposed extension £274 and a larger home extension prior approval £249. Drawings are priced separately.
For a figure based on your own dimensions, use our guide-price tool.
Extensions in and around Bedford
Postcode districts we cover around Bedford include MK40, MK41, MK42, MK43, MK44. We also work in nearby Kempston (2 miles), Ampthill (8 miles), Leighton Buzzard (17 miles), Dunstable (17 miles).
St Neots, in Cambridgeshire, is roughly 10 miles from Bedford and also on our list. Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
Do I need planning permission in Bedford?
In England the main routes are permitted development (ideally confirmed with a lawful development certificate, £274), larger home extension prior approval (£249, 42 days) and a householder planning application (£548, normally 8 weeks), with council fees as set from 1 April 2026.
The planning position for a specific Bedford address depends on its history and any designations, which is why we check it at the first visit.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
What we take care of
- Route recommendation in writing
- Planning history and constraints check for your address
- Liaison with the planning officer
- Advice if conditions are attached or changes are requested
How the project works
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Bedford, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Who do I contract with in Bedford?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Do you cover all of Bedford?
Yes. We cover Bedford and the surrounding parts of Bedfordshire. Site visits are free and there is no obligation.
How much does planning permission cost?
In England, from 1 April 2026 the council fee is £548 for a householder application, £274 for a lawful development certificate for a proposed extension and £249 for larger home extension prior approval. Our handling fee is separate.
What happens if planning is refused?
You can revise the design and reapply, or appeal. We read the officer’s report and tell you honestly which option has a better chance.
Book a free site visit in Bedford
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.