Serif House 10 Dudley Street Luton LU2 0NT

1. 1.The proposed roof extensions and alterations, because of their height, scale, width, proportion and inclusion of flat roof and steep front/rear faces, would dominate the upper floor and result in a loss of the original ridged gable roof forms. This would be harmful to the character of the host property and alien within the wider High Town Area streetscene which the site contributes to in vistas from surrounding streets and 27th February 2026 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: 25/01306/FUL harmful to the setting of the nearby High Town Conservation Area. The proposal would also retain the anachronous ground floor fenestration and fail to improve the appearance of the building relative to the adjacent Conservation Area. The proposal would therefore be contrary to the aims of policies LLP10, LLP19, LLP25 and LLP30 of the Luton Local Plan 2011-2031.
2. 2.The proposed subdivision, extensions and change of use would: give rise to a layout that fails to deliver sufficient internal living space in 3 of the 4 units, with all units served by deficient access, poor internal layout and inter-floor stacking; fail to resolve ground floor privacy concerns; supply only deficient waste storage provision in an unserviceable location; and omit sufficient cycle parking and amenity space for all residents. These deficiencies in habitability and serviceability would therefore be contrary to the aims of policies LLP15, LLP25, LLP31(B,iv) and LLP37 of the Luton Local Plan 2011-2031 and the (Technical Housing Standards) Nationally Described Space Standard 2015.
3. 3.The proposal, because it seeks to deliver 4 flats with poorly thought out interiors and an excessive number of bedrooms that require more internal space than the proposed layouts deliver, would comprise an unwelcome overdevelopment of this small, constrained site. Together with the unsympathetic extensions the resulting accommodation would be substandard in size, having poor habitability for residents. The inability of the proposed units to satisfactorily accommodate the proposed number of residents nor to provide sufficient waste servicing, access, amenity and cycle parking arrangements, would give rise to an undesirable intensification of use and domestic activity within the building which the quantum of internal space proposed cannot accommodate. The resulting operation of the flats would have an overwhelming and negative impact on the existing amenity of adjacent neighbouring dwellings. The proposal would therefore be contrary to the aims of policies LLP15, LLP25, and LLP31 of the Luton Local Plan 2011-2031
4. 4.Biodiversity Net Gain (BNG) is a mandatory requirement of Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021) (Schedule 7A). This application has not demonstrated exemption and is subject to the mandatory BNG condition, which requires developers to deliver a BNG of at least 10%. No details have been provided indicating how the off-site gains will be purchased, delivered and monitored, or an appropriate legal agreement provided to ensure this is the case. Consequently, in respect of biodiversity, the development would not comply with Schedule 7A of the Town and Country Planning Act 1990.
5. 5.The application drawings, because they contain erroneous floorspace calculations; no section through the dwellingspace; discrepancies between the scale embedded in the PDF file and noted scale, and only partial annotated dimensions mean that accurate measurements between existing and proposed drawings cannot be made. 27th February 2026 C Inwards TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 25/01306/FUL Despite requests to remedy the issue at validation stage, the deficiency persists and leaves the Local Planning Authority unable to ascertain the exact parameters of what is being proposed either as extension or within the conversions, or the impacts. If approved the drawings would permit a series of works which if built would leave builders unable to decipher and the LPA unable to enforce against any deviation from the plans - to the potential detriment of neighbouring and future resident amenity.

From the council's decision notice.

Postcode

LU2 0NT

Application type

Full Application

Scale / size

Small

Date validated

19 January 2026

Consultation expiry

3 March 2026

Consultation start

17 February 2026

Consultation end

3 March 2026

Neighbour consultation start

26 January 2026

Neighbour consultation end

19 February 2026

Last date for comments

3 March 2026

Target decision date

16 March 2026

Applicant

Private applicant

Agent address

AP Consulting Engineers 3 Amherst Rise Maulden Bedford MK45 2RF

Case officer

Franc Genley

Statutory period

56 days

Site notice start

4 February 2026

Documents

9

Constraints

4