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13 Belmont Road Luton LU1 1LL

25/01321/COUChange of UseRefused
Discharge / amendments

Refused on 27 January 2026

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

Site boundary (council red line)

Proposal

Conversion of existing premises from 6 bed HMO (C4 Use Class) into 7 bed HMO (Sui Generis Use Class).

Received
3 December 2025
Decision level
Delegated (officer decision)
Public comments
3
Ward
DALLOW
  1. Received3 Dec
  2. Validated3 Dec
  3. Consult.19 Jan
  4. Target28 Jan
  5. Decided27 Jan

Decided in 55 days (council typically 56)

About this application

This is an application to amend a permission at 13 Belmont Road Luton LU1 1LL. Luton has handled 188 applications of this type. This one was decided in 55 days. There has been 1 other application at this address. In the past year there have been 31 applications across DALLOW. We hold 1,824 applications in total for the LU1 postcode area.

76% of amendment 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, by reason of the increase in occupancy from a six person Class C4 House in Multiple Occupation to a seven person sui generis HMO with limited shared facilities, would result in a material intensification of the use of the property. In the context of a constrained terraced residential area predominantly characterised by single family occupation and closely spaced dwellings, the increased level of activity associated with an additional unrelated occupier would lead to increased comings and goings, noise and general disturbance. This would erode the established residential character of the site and its immediate surroundings and result in harm to the living conditions of adjoining occupiers. The proposal would therefore represent an incongruous form of development, contrary to Policies LLP1, LLP17 and LLP25 of the Luton Local Plan 2011-2031 and the objectives of Section 12 of the National Planning Policy Framework.

From the council's decision notice.

Application details

Postcode
LU1 1LL
Application type
Change of Use
Scale / size
Small
Parish
Not Available

Planning application dates

Date validated
3 December 2025
Consultation expiry
23 January 2026
Consultation start
29 December 2025
Consultation end
19 January 2026
Neighbour consultation start
30 December 2025
Neighbour consultation end
23 January 2026
Last date for comments
23 January 2026
Target decision date
28 January 2026

Applicant and agent

Agent address
SA Design Consultants Ltd 61 St Lawrence Avenue Luton LU3 1QS

Planning decision

Case officer
Mrs Naila Malik
Statutory period
56 days

Publicity

Site notice start
29 December 2025

Appeal history

6005223
Allowed
Type: Planning AppealProcedure: Written RepresentationsDecision: 30 April 2026Dev Type: Change of useReason: refused

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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