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Land Rear Of 49-51 Cheapside Luton LU1 2HN

25/01027/FULFull ApplicationRefused
Full

Refused on 2 December 2025

Council decision: Application RefusedDelegated (officer decision)1 reason for refusal

Site boundary (council red line)

Proposal

Demolition of the existing single-storey structure and the construction of three mews dwelling houses (Class C3), consisting of three 2-bedroom, 3-person dwellings, each with its own individual entrance, private amenity space, and dedicated cycle storage.

Received
18 September 2025
Decision level
Delegated (officer decision)
Public comments
3
Ward
SOUTH
  1. Received18 Sep
  2. Validated7 Oct
  3. Consult.10 Nov
  4. Target2 Dec
  5. Decided2 Dec

Decided in 56 days (council typically 56)

About this application

This is a full planning application for demolition at Land Rear Of 49-51 Cheapside Luton LU1 2HN. Luton has handled 619 applications of this type. This one was decided in 75 days, 3 weeks longer than Luton's typical decision time. The site is in the Plaiters Lea conservation area, with 6 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 1,823 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.See what's approved near your address

Why it was refused

  1. The development, as indicated on plan numbers; 49-51CH-A-01-001, 49-51CH-A-01- 002, 49-51CH-A-02-101, 49-51CH-A-02-102, 49-51CH-A-02-103, 49-51CH-A-02- 104, 49-51CH-A-02-105, 49-51CH-A-02-106, 49-51CH-A-03-101, 49-51CH-A-03- 102, 49-51CH-A-03-106, 49-51CH-A-05-101, 49-51CH-A-05-102, 49-51CH-A-06- 101, 49-51CH-A-06-102, 49-51CH-A-06-103, DC01, DC02, DC03, DC04, DC05, DC06, DC07, DC08, DC09, DC10, DC11 and AEG7435 by reason of its siting, scale and design would represent a cramped, over-intensive and incongruous form of development that would materially harm the character and appearance of the Plaiters Lea Conservation Area.

From the council's decision notice.

Application details

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

Planning application dates

Date validated
7 October 2025
Consultation expiry
14 November 2025
Consultation start
20 October 2025
Consultation end
10 November 2025
Neighbour consultation start
21 October 2025
Neighbour consultation end
14 November 2025
Last date for comments
19 November 2025
Target decision date
2 December 2025

Applicant and agent

Applicant
Private applicant
Agent address
UPP Architects + Town Planners Atrium The Stables Market Chalk Farm Road London NW1 8AH

Planning decision

Case officer
Mrs Naila Malik
Statutory period
56 days

Publicity

Last advertised
29 October 2025
Site notice start
22 October 2025

Additional information

Documents
47
Constraints
8

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Conservation area: Plaiters' Lea The Hat District Conservation Area 3
  • Listed building: Grade II: 53, CheapsideOn or next to this site
  • Heritage at Risk Register: Plaiters Lea, Town Centre
  • Brownfield land register: 37-47 Cheapside, Luton LU1 2HNRegister 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 (19)

flood storage areas, 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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