15 - 23 Manchester Street Luton LU1 2QB

1. 1.The development, as indicated on plan numbers ATK/20/AS/MS/BR13, ATK/20/AS/MS/BR3, ATK/20/AS/MS/BR4, ATK/23/AS/DET1, ATK/23/AS/DET2, 18th June 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: 26/00257/FUL ATK/23/AS/RS1, ATK/23/AS/SK (30 Mar), ATK/26/AS 23?TP4, ATK/26/AS/MS/BR2, ATK/26/AS/MS/TP1, ATK/26/AS/MS/TP2, ATK/26/AS/MS/TP3, ATK/26/AS/MS/TP3 (Seating & Entrance), ATK/26/AS/MS/TP4, ATK/26/AS/MS/TP6 (Existing Elevations), ATK/26/AS/MS/TP7, DC01, DC02, DC03, DC04, DC05, DC05 (Appendix C), DC06, DC07, DC08, DC09, ATK/23/AS/SK (22 Apr updated), ATK/26/AS/MS/TP6 (22 Apr updated), ATK/26/AS 23/TP4A, ATK/26/AS/MS/BR14A, ATK/26/AS/MS/LP1, ATK/26/AS/MS/STC1, ATK/26/AS/MS/TP5A, is not supported by an adequate assessment of the significance of the Town Centre Conservation Area or the contribution the host building makes to that significance. The submitted heritage statement fails to describe the application site proportionately, does not assess the role of the existing bay windows, fenestration or frontage within the wider townscape, and provides no meaningful justification for the design choices or the extent of external alterations proposed. The proposal therefore fails to demonstrate an understanding of the Conservation Area's significance or how the development would preserve or enhance it, contrary to Policies LLP1 and LLP30 of the Luton Local Plan 2011-2031 and the principles relating to conserving and enhancing the historic environment within Section 16 of the National Planning Policy Framework.
2. 2.The development, as indicated on plan numbers ATK/20/AS/MS/BR13, ATK/20/AS/MS/BR3, ATK/20/AS/MS/BR4, ATK/23/AS/DET1, ATK/23/AS/DET2, ATK/23/AS/RS1, ATK/23/AS/SK (30 Mar), ATK/26/AS 23?TP4, ATK/26/AS/MS/BR2, ATK/26/AS/MS/TP1, ATK/26/AS/MS/TP2, ATK/26/AS/MS/TP3, ATK/26/AS/MS/TP3 (Seating & Entrance), ATK/26/AS/MS/TP4, ATK/26/AS/MS/TP6 (Existing Elevations), ATK/26/AS/MS/TP7, DC01, DC02, DC03, DC04, DC05, DC05 (Appendix C), DC06, DC07, DC08, DC09, ATK/23/AS/SK (22 Apr updated), ATK/26/AS/MS/TP6 (22 Apr updated), ATK/26/AS 23/TP4A, ATK/26/AS/MS/BR14A, ATK/26/AS/MS/LP1, ATK/26/AS/MS/STC1, ATK/26/AS/MS/TP5A, would result in an overly intensive, prominent and dominant form of development that would detract from the established character of Manchester Street. The removal of the existing bay windows would erode the depth and visual interest of the façade, resulting in a flat and bland elevation that fails to positively contribute to the detailed design and character of the street. The proposed canopy, by virtue of its solid roof structure, projection and scale, would disrupt the established building line and modest character of the building. The proposal is therefore contrary to Policies LLP1, LLP3 and LLP25 of the Luton Local Plan 2011-2031 and the principles relating to achieving well designed places within Section 12 of the National Planning Policy Framework.
3. 3.The development, as indicated on plan numbers ATK/20/AS/MS/BR13, ATK/20/AS/MS/BR3, ATK/20/AS/MS/BR4, ATK/23/AS/DET1, ATK/23/AS/DET2, ATK/23/AS/RS1, ATK/23/AS/SK (30 Mar), ATK/26/AS 23?TP4, ATK/26/AS/MS/BR2, ATK/26/AS/MS/TP1, ATK/26/AS/MS/TP2, ATK/26/AS/MS/TP3, ATK/26/AS/MS/TP3 (Seating & Entrance), ATK/26/AS/MS/TP4, ATK/26/AS/MS/TP6 (Existing Elevations), ATK/26/AS/MS/TP7, DC01, DC02, DC03, DC04, DC05, DC05 (Appendix C), DC06, DC07, DC08, DC09, ATK/23/AS/SK (22 Apr updated), ATK/26/AS/MS/TP6 (22 Apr 18th June 2026 C Inwards TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 26/00257/FUL updated), ATK/26/AS 23/TP4A, ATK/26/AS/MS/BR14A, ATK/26/AS/MS/LP1, ATK/26/AS/MS/STC1, ATK/26/AS/MS/TP5A would cause harm to the character and appearance of the Town Centre Conservation Area and the setting of St George's Square. The removal of the bay windows, the introduction of aluminium fenestration and the installation of a visually dominant canopy would fail to preserve or enhance the significance of the Conservation Area. The canopy, with its extensive glazing, solid roof panels and multiple support struts, would add further visual hardness to an already constrained public realm and would impede pedestrian movement within an area frequently used for public events. The proposal is therefore contrary to Policies LLP1, LLP3 and LLP30 of the Luton Local Plan 2011-2031 and the principles relating to conserving and enhancing the historic environment within Section 16 of the National Planning Policy Framework.
4. 4.The development, as indicated on plan numbers ATK/20/AS/MS/BR13, ATK/20/AS/MS/BR3, ATK/20/AS/MS/BR4, ATK/23/AS/DET1, ATK/23/AS/DET2, ATK/23/AS/RS1, ATK/23/AS/SK (30 Mar), ATK/26/AS 23?TP4, ATK/26/AS/MS/BR2, ATK/26/AS/MS/TP1, ATK/26/AS/MS/TP2, ATK/26/AS/MS/TP3, ATK/26/AS/MS/TP3 (Seating & Entrance), ATK/26/AS/MS/TP4, ATK/26/AS/MS/TP6 (Existing Elevations), ATK/26/AS/MS/TP7, DC01, DC02, DC03, DC04, DC05, DC05 (Appendix C), DC06, DC07, DC08, DC09, ATK/23/AS/SK (22 Apr updated), ATK/26/AS/MS/TP6 (22 Apr updated), ATK/26/AS 23/TP4A, ATK/26/AS/MS/BR14A, ATK/26/AS/MS/LP1, ATK/26/AS/MS/STC1, ATK/26/AS/MS/TP5A, would fail to respect the architectural character, proportions and detailing of the host building. The removal of the bay windows, the introduction of unsympathetic aluminium windows and the addition of a visually heavy canopy would collectively dilute the building's established design quality and diminish its contribution to the surrounding townscape. These alterations would not represent high quality design and would fail to respond positively to local character, contrary to Policies LLP1 and LLP25 of the Luton Local Plan 2011-2031 and the principles relating to achieving well designed places within Section 12 of the National Planning Policy 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 18th June 2026 C Inwards TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 26/00257/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

LU1 2QB

Application type

Full Application

Scale / size

Small

Date validated

23 April 2026

Consultation expiry

21 May 2026

Consultation start

27 April 2026

Neighbour consultation start

27 April 2026

Neighbour consultation end

21 May 2026

Last date for comments

3 June 2026

Target decision date

18 June 2026

Agent address

Ashurst Cottage Birchwood Storridge Malvern WR13 5HA

Statutory period

56 days

Last advertised

13 May 2026

Site notice start

29 April 2026

Documents

37

Constraints

4