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20 - 22 Wellington Street Luton LU1 2QH

25/00944/FULFull ApplicationRefused
Full

Refused on 17 October 2025

Council decision: Application RefusedDelegated (officer decision)2 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

Change of use from Beauty Salon (Class E) to Restaurant/Take Away (sui generis) & extraction system.

Received
22 August 2025
Decision level
Delegated (officer decision)
Public comments
4
Ward
SOUTH
  1. Received22 Aug
  2. Validated22 Aug
  3. Consult.10 Oct
  4. Target17 Oct
  5. Decided17 Oct

Decided in 56 days (council typically 56)

About this application

This is a full planning application for a change of use at 20 - 22 Wellington Street Luton LU1 2QH. Luton has handled 619 applications of this type. This one was decided in 56 days. The site is in 3 listed buildings nearby. There has been 1 other application 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 plan numbers DC01, DC02, DC03 and DC04 by virtue its awkward and incongruous design, the extraction flue has a detrimental impact on the street scene and would cause material harmful to the significance of the Conservation Area, contrary to Planning Policy LLP25 and LLP30.
  2. The development as indicated on plan numbers DC01, DC02, DC03 and DC04 by virtue of it scale, design and use, fails to demonstrate that the proposal meets the requirements of Policy LLP21 of the Luton Local Plan 2011 -2031 making it difficult to enable the Local Planning Authority to accurately determine the impact of the development of existing sites and the vitality and viability of the existing designated secondary shopping frontage.

From the council's decision notice.

Application details

Postcode
LU1 2QH
Application type
Full Application
Scale / size
Small

Planning application dates

Date validated
22 August 2025
Consultation expiry
10 October 2025
Consultation start
19 September 2025
Consultation end
10 October 2025
Neighbour consultation start
16 September 2025
Neighbour consultation end
10 October 2025
Last date for comments
29 October 2025
Target decision date
17 October 2025

Applicant and agent

Agent address
East Lodge Essex Lane Kings Langley Herts WD48PN

Planning decision

Statutory period
56 days

Publicity

Last advertised
8 October 2025
Site notice start
18 September 2025

Additional information

Documents
9
Constraints
8

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: 25 Wellington Street, Luton LU1 2QHRegister 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

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