21 Marlin Road Luton LU4 0SH

1. 1.The application fails to demonstrate that the site benefits from, or can provide, a lawful and safe vehicular access to serve the parking spaces shown on drawing no. PL01. No legal agreement has been submitted which would ensure the legal use of land outside the ownership of the applicant and the land has not been included in the redline boundary of the application site, although Certificate B has been signed indicating the service of an appropriate Notice on the adjoining occupiers. 2nd 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: 26/00065/FULHH
2. 2.The frontage of the site lacks sufficient space to accommodate a compliant vehicular crossover or the required 1.8m x 1.8m pedestrian visibility splays. Any attempt to park a vehicle on the frontage would result in vehicles travelling across and stopping on the public footway, creating an unacceptable conflict with pedestrians and posing a highway safety risk. The development therefore fails to provide a safe or policy compliant parking arrangement, contrary to Policies LLP1 and LLP32 of the Luton Local Plan 2011-2031.
3. 3.The proposed three space parking layout shown on drawing no. PL01 is too constrained to safely accommodate more than one vehicle and enable turning within the site and relies on manoeuvres that require vehicles to drive over the public footway or third party land, demonstrating that the claimed parking capacity is inaccurate, unworkable, and cannot be implemented in practice. As inadequate on site parking is provided, the proposal would increase pressure for on street parking and fails to meet the minimum parking standards of the Local Plan, and introduces conflict and endangering highway users contrary to Policy LLP32. 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 2nd 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: 26/00065/FULHH 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

LU4 0SH

Application type

FUL Household

Scale / size

Small

Date validated

6 February 2026

Consultation expiry

8 March 2026

Consultation start

12 February 2026

Consultation end

5 March 2026

Neighbour consultation start

12 February 2026

Neighbour consultation end

8 March 2026

Last date for comments

8 March 2026

Target decision date

3 April 2026

Applicant

Private applicant

Agent address

R&R Architecture Well Farm Road Whyteleafe Surrey CR3 0FN

Case officer

Claudiu Bica

Statutory period

56 days

Documents

12

Constraints

1