®Planning appeal decision
Icon Hotel, 15 Stuart Street, Luton, Beds, LU1 2SA
Planning appeal 3371311 at Icon Hotel, 15 Stuart Street, Luton, Beds, LU1 2SA (Luton Borough Council) was dismissed on 20 November 2025 by Inspector Parkin A, by written representations. The main issue, as the Inspector framed it: Whether the proposal would deliver the social, environmental and physical infrastructure improvements necessary to make the development acceptable in planning terms, including, if viable, affordable housing.
‘Demolition of existing hotel and erection of new building containing 102 1, 2 & 3 bedroomed apartments over 17 storeys with 499m2 of commercial space at ground floor level’
- Authority
- Luton Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Major dwellings
- Inspector
- Parkin A
- Postcode
- LU1 2SA
Main issues, as the Inspector framed them
- Whether the proposal would deliver the social, environmental and physical infrastructure improvements necessary to make the development acceptable in planning terms, including, if viable, affordable housing
What decided it
The failure to provide a binding s106 planning obligation to secure the necessary infrastructure improvements and affordable housing, despite agreed heads of terms, meant the development could not be made acceptable in planning terms.
What the Inspector cited
- Development plan policies
- Policy LLP1Policy LLP2Policy LLP16Policy LLP24Policy LLP31Policy LLP39
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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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.