27 Reginald Street Luton LU2 7QZ

1. 1.The change of use from a six-person House in Multiple Occupation (Class C4) to a seven-person House in Multiple Occupation (Sui Generis), as indicated on plan numbers 25-23_PL08, 25-23_PL10, 25-23_PL11 and DC02, would result in a material intensification of HMO use within a section of Reginald Street where there is already an established concentration of HMO. The cumulative impact of introducing a further large HMO (Sui Generis) within this cluster would adversely affect the 25th September 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: 26/00573/FUL character and function of the area through the increased concentration of HMO accommodation and the balance of housing types. The development would thereby be contrary to Policies LLP1 and LLP17 of the Luton Local Plan and the principles relating to housing within the National Planning Policy Framework (NPPF). 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 25th September 2026 C Inwards TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 26/00573/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

LU2 7QZ

Application type

Full Application

Scale / size

Small

Date validated

10 July 2026

Consultation expiry

8 August 2026

Consultation start

15 July 2026

Consultation end

5 August 2026

Neighbour consultation start

15 July 2026

Neighbour consultation end

8 August 2026

Last date for comments

8 August 2026

Target decision date

25 September 2026

Agent address

Planning Geek Ltd Unit 55 Waterham Business Park Waterham ME13 9EJ

Statutory period

56 days

Documents

11

Constraints

3