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99 Reginald Street Luton LU2 7RB

25/01193/FULFull ApplicationRefused
Full

Refused on 9 January 2026

Council decision: Application RefusedDelegated (officer decision)2 reasons for refusal

Site boundary (council red line)

Proposal

Conversion and change of use from 6-bedroom HMO (Class C4) to 8-bedroom for 8 persons HMO (Class: Sui Generis) and erection of bin and bike store.

Received
4 November 2025
Decision level
Delegated (officer decision)
Public comments
2
Ward
HIGH TOWN
  1. Received4 Nov
  2. Validated14 Nov
  3. Consult.8 Dec
  4. Target9 Jan
  5. Decided9 Jan

Decided in 56 days (council typically 56)

About this application

This is a full planning application for a change of use at 99 Reginald Street Luton LU2 7RB. Luton has handled 619 applications of this type. This one was decided in 66 days, 10 days longer than Luton's typical decision time. There have been 3 other applications at this address. In the past year there have been 51 applications across HIGH TOWN. We hold 963 applications in total for the LU2 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 A25-19_PL08, 25-19_PL09A, 25- 19_PL10, 25-19_PL11, DC01 and DC02 has resulted in the loss of a large 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 development would thereby be contrary to Policies LLP1 and LLP15 of the Luton Local Plan and the principles relating to housing within the National Planning Policy Framework (NPPF).
  2. The development, as indicated on plan numbers A25-19_PL08, 25-19_PL09A, 25- 19_PL10, 25-19_PL11, DC01 and DC02 result in the material intensification of use of the site by virtue of its increased activity that would be at odds with the existing 9th January 2026

From the council's decision notice.

Application details

Postcode
LU2 7RB
Application type
Full Application
Scale / size
Small

Planning application dates

Date validated
14 November 2025
Consultation expiry
16 December 2025
Consultation start
17 November 2025
Consultation end
8 December 2025
Neighbour consultation start
18 November 2025
Neighbour consultation end
16 December 2025
Last date for comments
19 December 2025
Target decision date
9 January 2026

Applicant and agent

Applicant
Private applicant
Agent address
121 High Street Berkhamsted HP4 2DJ

Planning decision

Case officer
Nan Wang
Statutory period
56 days

Publicity

Site notice start
28 November 2025

Additional information

Documents
11
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

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