350 Beechwood Road, LUTON, LU4 9RG

Conversion and change of use from retail (Use Class E) to residential (Use Class C3) and extensions to provide 5 self-contained flats

Authority: Luton Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Edginton A

Main issues, as the Inspector framed them

The effect of the development on the character and appearance of the area
The living conditions of occupiers of 352 Beechwood Road with particular regard to light, outlook, and noise and disturbance, and to future occupiers with regard to outlook and private amenity space

What decided it

The cumulative adverse effects on character and appearance, and the living conditions of both neighbouring and future occupiers, outweighed the modest housing benefits in an area with sufficient housing land supply.

Framework references: 130

Plan policies cited: Policy LLP 25, Policy LLP15, Policy LLP1, Policy LLP23

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
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