Skip to content

Pavement To Front Of 15 - 23 Manchester Street Luton LU1 2QB

24/01029/FULFull ApplicationRefused
Full

Refused on 13 December 2024

Council decision: Application RefusedDelegated (officer decision)3 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

Outside seating area for meal service under a open sided canopy with perimeter planters.

Received
2 September 2024
Decision level
Delegated (officer decision)
Public comments
4
Ward
SOUTH
  1. Received2 Sep
  2. Validated7 Oct
  3. Consult.5 Dec
  4. Target13 Dec
  5. Decided13 Dec

Decided in 67 days (council typically 56)

About this application

This is a full planning application at Pavement To Front Of 15 - 23 Manchester Street Luton LU1 2QB. Luton has handled 619 applications of this type. This one was decided in 102 days, 7 weeks longer than Luton's typical decision time. The site is in the Newark conservation area, with 10 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 106 applications across SOUTH. 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 plans numbers ATK/15/AS/PA3, ATK/23/AS/DET1, ATK/23/AS/DET2, ATK/23/AS/PA1, ATK/23/AS/PA2, ATK/24/AS/MS/BP1, DC01 and DC02 would appear overly intensive, prominent and too dominant and would alter the visual balance of the site detracting from the streetscape and neighbouring properties as such the scheme would be contrary to Policies LLP1, LLP3, LLP25 and LLP30 of the Luton Local Plan and the aims and objectives of the National Planning Policy Framework (NPPF). 13th December 2024 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: 24/01029/FUL
  2. The development, as indicated on plans numbers ATK/15/AS/PA3, ATK/23/AS/DET1, ATK/23/AS/DET2, ATK/23/AS/PA1, ATK/23/AS/PA2, ATK/24/AS/MS/BP1, DC01 and DC02 lacks sufficient details about the maintenance and management of the seating area which would be critical for the safe and responsible operation of the outdoor seating area. as such the scheme would be contrary to Policies LLP1, LLP3 and LLP25 of the Luton Local Plan and the aims and objectives of the National Planning Policy Framework (NPPF).
  3. The roller shutter would, as indicated on plans numbers ATK/15/AS/PA3, ATK/23/AS/DET1,ATK/23/AS/DET2,ATK/23/AS/PA1,ATK/23/AS/PA2,ATK/24/AS/MS/ BP1, DC01 and DC02 would block pedestrian access on a public highway as well as the ability for any emergency utility works to be undertaken. as such the scheme would be contrary to Policies LLP1, LLP3, LLP25 LLP31 and LLP32 of the Luton Local Plan and the aims and objectives of the National Planning Policy Framework (NPPF). 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 13th December 2024 TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 24/01029/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 2QB
Application type
Full Application
Scale / size
Medium

Planning application dates

Date validated
7 October 2024
Consultation expiry
5 December 2024
Consultation start
21 November 2024
Consultation end
5 December 2024
Neighbour consultation start
21 November 2024
Neighbour consultation end
5 December 2024
Last date for comments
5 December 2024
Target decision date
13 December 2024

Applicant and agent

Agent address
ATK Designs Ashurst Cottage Birchwood Storridge Malvern WR13 5HA

Planning decision

Statutory period
67 days

Publicity

Site notice start
17 October 2024

Additional information

Documents
13
Constraints
10

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Conservation area: Town Centre Conservation Area 1
  • Heritage at Risk Register: George Street/Town Centre
  • Brownfield land register: 6 - 8 Gordon StreetRegister site at or near this address
  • 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 (20)

flood storage areas, listed buildings, Article 4 directions, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, 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 and heritage coasts.

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 on your street for the project you have in mind. 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