51 Stephens Close, Luton , LU2 9AN

a two storey side extension and single storey rear extension with external render

Authority: Luton Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Street E

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
the living conditions of occupiers with particular regard to the garden provision

What decided it

The proposal would cause unacceptable harm to the character and appearance of the area and fail to provide acceptable living conditions for occupiers due to inadequate garden provision.

Framework references: 12

Plan policies cited: LLP1, LLP19, LLP25

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The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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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.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
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