Madina Masjid Mosque 128 - 130 Oak Road Luton LU4 8AD

1. 1.The proposed changes, because they include the change of use of an additional property (no. 126 Oak Road) not previously approved planning permisison; because the layout of the additional internal floorspace would intensify the functionality of the building compared to the approved scheme; because the proposed changes are evidenced by misleading plans erroneously claiming larger extensions were previously approved; and because several new additional points of public entry/egress to two further elevations, and a stage, and larger combined prayer-hall space are proposed; would together give rise to a physically larger development in significant excess of the operational and physical parameters approved by application 19/00753/FUL, harming local amenity and substantially exceeding the parameters of what the Local Planning Authority considers to comprise minor material amendments under s73 of the Planning Act and relative to this site and contrary to policy LLP1 of the adopted Luton Council Local Plan 2011-2031.
2. 2.The proposed changes, because they would: increase the size and capacity of the educational and community use; introduce additional points of user entry/egress to two external elevations that did not previously host such openings; provide larger, open plan prayer rooms, new stage and office facilities capable with higher occupancies; and create conflict between bin store areas, public access and fire egress routes - would combine with the substantially larger and higher extensions now proposed to create an over-intensive development of an existing non-residential facility and be to the detriment of neighbouring amenity, fail to address highway safety and traffic flow concerns and have a dominant and overbearing and incongruent visual impact on the local streetscene. The development would be contrary to policies LLP1, LLP24 B (i, ii, iii, iv and vi), LLP25 and LLP31 of the adopted Luton Council Local Plan 2011-2031.
3. 3.The proposal seeks the change of use of 126 Oak Road and would result in the loss of a residential dwelling for which there is a demonstrable local need, without any evidence or any form of robust justification supporting the loss of the accommodation. The proposals would thereby be contrary to policies LLP1 and LLP15(c) of the adopted Luton Local Plan 2011-2031.
4. 4.The proposal, because it proposes only partial substitution of the approved drawings would, if approved, leave a confusing mix of plans showing two alternative developments, of differing dimensions, each incompatible with each other and prevent the Local Planning Authority from enforcing the specific development that should be built were there to be unauthorised deviations. In the absence of definitive drawings showing consistent changes in all elevations and floor plans, the Local Planning Authority consider that the development will give rise to a development that cannot be regulated and controlled by way of condition or the planning enforcement procedure, giving rise to an unacceptable risk of harm to neighbouring amenity and visual dominance, contrary to policies LLP1, LLP15, LLP25 and LLP31 of the adopted Luton Local Plan 2011-2031. 1st 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: 26/00164/MMAMD 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 1st 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: 26/00164/MMAMD 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 8AD

Application type

Minor Material Amendment

Scale / size

Small

Date validated

4 March 2026

Consultation expiry

4 April 2026

Consultation start

11 March 2026

Consultation end

1 April 2026

Neighbour consultation start

11 March 2026

Neighbour consultation end

4 April 2026

Last date for comments

4 April 2026

Target decision date

29 April 2026

Applicant

Private applicant

Agent address

Pelican Architecture And Design Ltd 87 Notting Hill Gate London W11 3JZ

Case officer

Franc Genley

Statutory period

56 days

Documents

19

Constraints

3