Icon Hotel, 15 Stuart Street, Luton, Beds, LU1 2SA

‘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

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.

Plan policies cited: Policy LLP1, Policy LLP2, Policy LLP16, Policy LLP24, Policy LLP31, Policy LLP39

Read the decision letter on the Inspectorate’s site

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.
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