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Planning appeal decision

Dismissed3 October 20223289602

21 King Street, Luton, LU1 2DW

Planning appeal 3289602 at 21 King Street, Luton, LU1 2DW (Luton Borough Council) was dismissed on 3 October 2022 by Inspector Hickey A, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of 21 King Street.

proposed conversion of upper floors of the existing building and erecting a new mansard roof with roof terrace and a second floor rear extension and roof alteration to provide 5 flats (3x 2 bedroom, 1 x 1 bedroom and 1 x studio flat)

Authority
Luton Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Hickey A
Postcode
LU1 2DW

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of 21 King Street
  • the effect of the proposed development on designated heritage assets with particular regard to the Town Centre Conservation Area and 23-27 King Street, a Grade II Listed Building
  • whether the proposed development would provide satisfactory living conditions for the future occupiers with particular regard to noise and odour
  • the effect of the proposed development upon the living conditions of neighbouring occupiers at 4 George Street West with particular regard to overlooking

What decided it

The less than substantial harm to the designated heritage assets (Conservation Area and Grade II Listed Building) caused by the incongruous mansard roof and massing, which must be afforded great weight and outweighs the modest public benefits of the development.

What the Inspector cited

Development plan policies
Policy LLP1Policy LLP25Policy LLP30
National Planning Policy Framework
Paragraph 130Paragraph 187Paragraph 199

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.