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Planning appeal decision

Dismissed20 December 20223291824

35 Hitchin Road, Luton , LU2 0EL

Planning appeal 3291824 at 35 Hitchin Road, Luton , LU2 0EL (Luton Borough Council) was dismissed on 20 December 2022 by Inspector Ollerenshaw M, by written representations. The main issue, as the Inspector framed it: the effect of the development proposed on the character and appearance of the surrounding area.

described on the application form as “demolition of existing MOT Centre and erection of a 5 storey block of 18 flats

Authority
Luton Borough Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Ollerenshaw M
Postcode
LU2 0EL

Main issues, as the Inspector framed them

  • the effect of the development proposed on the character and appearance of the surrounding area
  • the effect of the development proposed on the supply of employment land in the borough
  • whether the proposal would provide for satisfactory living conditions for future occupiers, with particular regard to internal space, light, outlook and noise
  • the effect of the proposal on the living conditions of the neighbouring occupiers, with particular regard to privacy

What decided it

The proposal would cause significant harm to character and appearance through its excessive height and massing, result in unacceptable loss of employment land, and fail to provide satisfactory living conditions for future occupiers regarding light, outlook and noise, which collectively outweighed the moderate benefits of new housing provision.

What the Inspector cited

Development plan policies
LLP1LLP10LLP14LLP15LLP16LLP25LLP39
National Planning Policy Framework
Paragraph 185Paragraph 69

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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More decisions in Luton Borough Council

The authority’s record since 2016 · every decision in 2022

  1. Allowed13 October 20266012456
    50 Harcourt Street, Luton, LU1 3QL
  2. Dismissed25 September 20266009487
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  3. Allowed7 August 20266007150
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  4. Allowed22 June 20266007036
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  5. Dismissed8 June 20266005920
    Land at 74-88 Marsh Roard, Luton, LU3 2NJ

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.