# A1 London Retail Park, Biggleswade

- **Decision:** allowed, 4 September 2026
- **Decided by:** Planning Inspector: Chris Couper
- **Authority:** Central Bedfordshire (East of England)
- **Appeal reference:** 6010226
- **Application reference:** CB/26/00286/FULL
- **Procedure:** written-representations
- **Development:** Electrical infrastructure (chargers, cabinets, substation) for EV charging hub in retail park car park, removal of one TPO tree
- **Site context:** inside-settlement, TPO
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** N3, N2
- **Development plan policies:** Central Bedfordshire Local Plan 2015-2035 CC1, T5, HQ1, EE4, Biggleswade NP 2022 BGS1
- **Main issues:** character and appearance, protected trees
- **Tags:** tier-2, ev-charging, tpo-tree-loss, transitional-no-consultation

## Summary
EV charging hub in a retail-park car park requiring the loss of one young TPO lime. Allowed. The tree loss was a "limited, but nonetheless harmful" impact, justified and compensated by two replacements (DL ¶12-14, 18). The inspector found "no significant material differences" between the 2026 and superseded Frameworks for this issue and did not consult the parties (DL ¶2). N2, N3 and TR4 were cited in general terms.

## What made the difference
The tree was of moderate quality, a near-identical lime next to it remained, and replacements were secured by condition. The EV charging need was supported by TR4.

## Policy findings
- **TR4: benefit.** EV charging hub supported by TR4 and local EV strategy (DL 9)
- **N3: pass.** loss of young TPO lime T7 (limited harm) justified; two heavy-standard replacements broadly equivalent; root protection by method statement (DL 12-18)
- **N2: pass.** read with N3 as requiring conservation of established trees "where possible" (DL 17-18)

## Key facts
- One 6m young small-leaved lime (TPO 40/2024) lost; two 2.5-3m replacements in same belt (DL 12-13)
- Net loss of 4 of 716 car park spaces (DL 19)
- Updated AIA accepted at appeal as not evolving the scheme (DL 3-5)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010226
- https://appeal-planning-decision.service.gov.uk/published-document/945f6f9f-53f1-465b-bc37-553304793daf

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010226.html

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