34 Studley Road Luton LU3 1BB

1. 1.The proposed development as shown on plan no's PA1123-MB-00-001, PA1123-MB- 00-002, PA1123-MB-11-000, PA1123-MB-11-003, PA1123-MB-11-004, PA1123-MB- 12-001, 6922-Issue No. 2, DC01, DC03, DC04, DC05, DC06, DC07 and DC08 by reason of its scale, design, and alterations to the front elevation fenestration, would result in a form of development that is visually incongruous and harmful to the character and appearance of the host property and the surrounding street scene. The 26th May 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: 26/00149/FUL introduction of French doors and glass balustrades to the front elevation would disrupt the established pattern of openings and erode the coherence of the frontage, contrary to policies LLP1 and LLP25 of the Luton Local Plan (2011 -2031) and principles relating to sustainable development and high quality design within Section 12 of the National Planning Policy Framework (NPPF or the Framework).
2. 2.The proposed development, as indicated on plan/document no's PA1123-MB-00-001, PA1123-MB-00-002, PA1123-MB-11-000, PA1123-MB-11-003, PA1123-MB-11-004, PA1123-MB-12-001, 6922-Issue No. 2, DC01, DC03, DC04, DC05, DC06, DC07 and DC08 by reason of its design, layout, and proximity to neighbouring properties, would result in unacceptable harm to the amenities of adjoining occupiers through a heightened perception of overlooking, resulting in a loss of privacy, as well as noise and disturbance. As such, the proposal is contrary to policies LLP1 and LLP25 of the Luton Local Plan (2011 -2031) and the National Planning Policy Framework (NPPF, or the Framework), which seeks to secure a high standard of amenity for existing users.
3. 3.The proposed development as indicated on plan/document no's PA1123-MB-00-001, PA1123-MB-00-002, PA1123-MB-11-000, PA1123-MB-11-003, PA1123-MB-11-004, PA1123-MB-12-001, 6922-Issue No. 2, DC01, DC03, DC04, DC05, DC06, DC07 and DC08 would provide a poor quality living environment for future occupiers. The reliance on obscure-glazed windows to serve habitable rooms would restrict outlook and create an unduly enclosed sense of space. In addition, the proposed amenity provision fails to deliver adequate private and usable outdoor space, with front and flank terraces lacking privacy, enclosure, and protection from noise and disturbance. The development would therefore result in a substandard form of accommodation, contrary to Appendix 6 of the Luton Local Plan and Policies LLP1 and LLP25 of the Luton Local Plan (2011 -2031), and the National Planning Policy Framework (NPPF, or the Framework), which seek to secure a high standard of amenity for future occupants.
4. 4.The development as indicated on plan numbers PA1123-MB-00-001, PA1123-MB-00- 002, PA1123-MB-11-000, PA1123-MB-11-003, PA1123-MB-11-004, PA1123-MB-12- 001, 6922-Issue No. 2, DC01, DC03, DC04, DC05, DC06, DC07 and DC08 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 Strategic Housing Market Area as established within the 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.) 26th May 2026 C Inwards TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 26/00149/FUL 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 26th May 2026 C Inwards TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 26/00149/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 1BB

Date validated

2 March 2026