Land Rear Of 14-19 Gregories Close Luton LU3 1DL

1. 1.The proposed development, as indicated on plan numbers, A102, A202, A301, A504, PL01, PL02 and PL03 by reason of its siting, scale, massing and layout, would fail to respond positively to the established pattern of development and built form in the surrounding area. In particular, when considered alongside the adjoining flatted development at Rye Hill, the proposal would result in an over intensive form of development, the cumulative effect of which would exacerbate visual enclosure and 21st April 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: 26/00052/FUL urban congestion on this constrained site. The scheme would appear as an incongruous and visually intrusive addition that would undermine the character, spatial quality and legibility of the area. As such, the proposal would fail to achieve a high standard of design or create a high quality place, contrary to Policies LLP1, LLP15 and LLP25 of the Luton Local Plan 2011-2031 and the design objectives of Section 12 of the National Planning Policy Framework.
2. 2.The proposed development as indicated on plan numbers A102, A202, A301, A504, PL01, PL02 and PL03 by virtue of its siting and layout, would result in unacceptable harm to the amenities of neighbouring occupiers. The development would give rise to direct overlooking, loss of privacy, visual intrusion and increased noise and disturbance associated with the proposed pedestrian access and activity levels. These impacts would materially diminish the living conditions of existing residents, contrary to Policies LLP1 and LLP25 of the Luton Local Plan 2011-2031 and Section 12 of the National Planning Policy Framework.
3. 3.Although the proposal as indicated on plan numbers A102, A202, A301, A504, PL01, PL02 and PL03 would meet minimum quantitative standards for amenity space, the shared amenity area would be of poor quality due to its siting to the front of the development, direct overlooking from neighbouring flats and the resulting lack of privacy, significantly limiting its usability and enjoyment. In addition, the proposed refuse and recycling storage arrangements are poorly sited and rely on awkward and contrived access routes, exacerbated by level changes and separation distances, which would be impractical and inconvenient for future occupiers. Taken together, the inadequate quality of the amenity space and substandard bin storage arrangements would fail to provide an acceptable living environment for future residents, contrary to Policies LLP1 and LLP25 of the Luton Local Plan 2011-2031 and the design and amenity objectives of Section 12 of the National Planning Policy Framework.
4. 4.Insufficient and inadequate information has been submitted to demonstrate compliance with the statutory requirement to deliver a minimum 10% Biodiversity Net Gain. The submitted assessment has not been prepared by a qualified ecologist, contains deficiencies within the habitat data, and improperly relies on private garden space which cannot be counted towards BNG targets. As such, the proposal fails to demonstrate that the mandatory biodiversity net gain requirement would be met, contrary to national planning legislation, Policies LLP37 and LLP38 of the Luton Local Plan 2011-2031, and the environmental objectives of the National Planning Policy Framework 21st April 2026 C Inwards TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 26/00052/FUL
5. 5.The proposed development as indicated on plan numbers A102, A202, A301, A504, PL01, PL02 and PL03 provides an unsatisfactory mix of housing 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 2011 - 2031 and the principles relating to housing with the National Planning Policy Framework (NPPF, or the Framework. ADVISORY: If this is your first submission for this form of development, before making your re-submission, we recommend that you seek formal pre-application advice to assist in addressing the concerns raised in the assessment of this application. Please note that any such advice may not guarantee an approval. Details of this service can be found on the planning pages of the website 21st April 2026 C Inwards TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 26/00052/FUL Part 2: Biodiversity Net Gain – Information on Statutory Requirement The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for development of land in England is deemed to have been granted subject to the condition (biodiversity gain condition) that development may not begin unless: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan, if one is required in respect of this permission would be Luton Borough Council. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below. Statutory exemptions and transitional arrangements in respect of the biodiversity gain condition.

From the council's decision notice.

Postcode

LU3 1DL

Application type

Full Application

Scale / size

Medium

Date validated

19 January 2026

Consultation expiry

9 April 2026

Consultation start

16 March 2026

Consultation end

6 April 2026

Neighbour consultation start

16 March 2026

Neighbour consultation end

9 April 2026

Last date for comments

9 April 2026

Target decision date

24 April 2026

Agent address

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

Statutory period

95 days

Site notice start

21 January 2026

Documents

12

Constraints

2