442 New Bedford Road Luton LU3 2BA

Application Details

Applicant & Agent

Planning Application Dates

Planning Decision

Why it was refused

1. 1.The development, as indicated on plan numbers MMA.477, MMA.478, MMA.479, MP.21, MP.21654, MP.2354, MP.244, MP.25444, MP.256, MP.26654, MP.271654, PL01, PL02 and MP.255444 by reason of the increased roof height, enlarged crown roof structure and the addition of a prominent side dormer, would result in a visually dominant, bulky and disproportionate form of development that would fail to appear as a subordinate or sympathetic addition to the host dwelling. The proposal would 5th October 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: 26/00731/FULHH materially harm the character and appearance of the dwelling and the wider street scene, contrary to Policies LLP1, LLP19 and LLP25 of the Luton Local Plan 2011- 2031 and the design principles of the National Planning Policy Framework (NPPF, 2025) relating to achieving well designed places.
2. 2.The development, as indicated on plan numbers MMA.477, MMA.478, MMA.479, MP.21, MP.21654, MP.2354, MP.244, MP.25444, MP.256, MP.26654, MP.271654, PL01, PL02 and MP.255444 has been submitted with inaccurate and internally inconsistent drawings, including contradictory roof form elevations and a mis scaled street scene depiction that misrepresents the height relationship with neighbouring properties. These inaccuracies prevent a reliable assessment of the true scale, massing and visual impact of the proposal. In accordance with Choiceplace Properties Ltd v SSHCLG [2021] EWHC 1070 (Admin), responsibility for plan accuracy lies with the applicant. The proposal therefore fails to demonstrate an acceptable form of development and is contrary to Policies LLP1, LLP19 and LLP25 of the Luton Local Plan 2011-2031 and the design principles of the National Planning Policy Framework (NPPF, 2025). 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 5th October 2026 C Inwards TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL DEVELOPMENT PROCEDURE) ORDER 2015 Continuation (Forming part of Application No: 26/00731/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.

Publicity

Appeal

Additional Information