Skip to content

62 Crawley Road Luton LU1 1HZ

24/00998/FULFull ApplicationRefused
Full

Refused on 23 January 2025

Council decision: Application RefusedDelegated (officer decision)4 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Erection of a rear dormer (retrospective), two front rooflights (retrospective), a single storey rear infill extension and alterations to fenestration to facilitate a conversion and change of use from single family dwelling house (C3) to two flats (1 three bed & 1 one bed)

Received
22 August 2024
Decision level
Delegated (officer decision)
Public comments
3
Ward
BISCOT
  1. Received22 Aug
  2. Validated18 Sep
  3. Consult.15 Oct
  4. Target24 Jan
  5. Decided23 Jan

Decided in 127 days (council typically 56)

About this application

This is a full planning application for a dormer extension at 62 Crawley Road Luton LU1 1HZ. Luton has handled 619 applications of this type. This one was decided in 154 days, 14 weeks longer than Luton's typical decision time. The site is in the Langford conservation area. There has been 1 other application at this address. In the past year there have been 26 applications across BISCOT. We hold 1,824 applications in total for the LU1 postcode area.

80% of full applications at Luton Borough Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The development, as indicated on plan numbers CR62-EA04, DC01, PR-E01-01, PR- E02-01, PR01-01, PR02-01, EX01-A and EX-EX01 results in the loss of an existing single family dwelling house which fails to maximise the opportunity of the site to assist in delivering the mix of housing that would meet the identified need within the Luton Housing Market Area as established within the Luton Strategic Housing Market Assessment (SHMA). The retention of single-family dwelling houses is significantly important as Luton does not have a 5 year housing supply. The development would 23rd January 2025 See Notes for Applicants Attached. TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 24/00998/FUL thereby be contrary to Policies LLP1, LLP15, LLP15, LLP25, LLP31 and LLP32 of the Luton Local Plan 2011 - 2031 and the principles relating to housing with the National Planning Policy Framework (NPPF), or the Framework.
  2. The development, as indicated on plan numbers CR62-EA04, DC01, PR-E01-01, PR- E02-01, PR01-01, PR02-01, EX01-A and EX-EX01 represents an undesirable and incongruous form of development that detracts from the prevailing character and the existing dwelling thereby setting an undesirable precedent for further similar proposals in the area. The proposal would thereby be contrary to Policies LLP1, LLP15 and LLP25 of the Luton Local Plan 2011 -2031 and the principles relating to sustainable development, high quality design and occupier amenity within Section 12 of the National Planning Policy Framework (NPPF or the Framework).
  3. The development, as indicated on plan numbers CR62-EA04, DC01, PR-E01-01, PR- E02-01, PR01-01, PR02-01, EX01-A and EX-EX01 result in the material intensification of use of the site by virtue of its increased activity that would be at odds with the existing character of the property and would have a harmful impact on the residents of the adjoining occupiers in terms of increased noise and disturbance, as well as resulting in an over bearing, visually intrusive form of development for No.60 Crawley Road, contrary to the objectives of Policies LLP1, LLP15 and LLP25 of the Luton Local Plan 2011 -2031 and the principles relating to sustainable development, high quality design and occupier amenity within Section 12 of the National Planning Policy Framework (NPPF or the Framework).
  4. The development, as indicated on plan numbers CR62-EA04, DC01, PR-E01-01, PR- E02-01, PR01-01, PR02-01, EX01-A and EX-EX01 the plans submitted failed to provide an accurate account of the loft dormer window design and first floor window position within the elevations of the existing property. The plans also include inconsistencies within the proposed block plan, floor plans and elevations. The applicant has also failed to serve a Certificate B notice on the neighbouring property, No.60 Crawley Road. The development would, therefore, be contrary to Policies LLP1, LLP15 and LLP25 within the Luton Local Plan 2011-2031. ADVISORY: If this is your first submission for this form of development, before making your re-submission, we recommend that you seek formal pre-application advice to assist in addressing the concerns raised in the assessment of this application. Please note that any such advice may not guarantee an approval. Details of this service can be found on the planning pages of the website 23rd January 2025 TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 24/00998/FUL The plans/documents which are the subject of this decision can be viewed on the on-line search. Please note that the numbers given here are used so that the Document number and number on the decision notice are compatible. They are usually the plan numbers on the drawings themselves used by the Applicant/Agent. The documents are viewable on the "Documents" tab and comprise the following Luton Borough Council numbers:- As set out above.

From the council's decision notice.

Application details

Postcode
LU1 1HZ
Application type
Full Application
Scale / size
Medium

Planning application dates

Date validated
18 September 2024
Consultation expiry
18 October 2024
Consultation start
24 September 2024
Consultation end
15 October 2024
Neighbour consultation start
24 September 2024
Neighbour consultation end
18 October 2024
Last date for comments
23 October 2024
Target decision date
24 January 2025

Applicant and agent

Agent address
Dimensions - Planning&Architecture Unit 7 Hawthorn Business Park 165 Granville Road London NW2 2AZ

Planning decision

Statutory period
128 days

Publicity

Site notice start
2 October 2024

Appeal history

3360024
Dismissed
Type: Planning AppealProcedure: Written RepresentationsDecision: 4 November 2025Dev Type: Minor DwellingsReason: Refusal

Additional information

Documents
19
Constraints
3

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: tree preservation orders. Ask the council if these matter.

Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, Article 4 directions, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Luton

Track this application

Get email alerts when there is a planning decision or status change.

Get email alerts near LU1

New planning applications delivered to your inbox daily.

Around this site

Discuss this application on r/PlanningPermissionUK

For applicants and trades

Planning something similar?

See what the council approved and refused for changes of use on your street. Pick your home and get the evidence before you pay for drawings.

See what gets approved on your streetBuying this property? Report on this address