35-37 Wellington Street, Luton, Beds, LU1 2QH

Planning appeal 6002323 at 35-37 Wellington Street, Luton, Beds, LU1 2QH (Luton Borough Council) was dismissed on 9 March 2026 by Inspector Shearing C, by written representations. The main issue, as the Inspector framed it: Whether the proposal would provide acceptable living conditions for occupants of the new development as well as occupants of no.35-37 Wellington Street, with particular regard to privacy.

described on the application form as ‘proposed two storey building with undercroft access, parking, cycle and bin storage to create 2 x 2 storey 2 bedroom maisonettes

Authority: Luton Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Shearing C
Postcode: LU1 2QH

Main issues, as the Inspector framed them

Whether the proposal would provide acceptable living conditions for occupants of the new development as well as occupants of no.35-37 Wellington Street, with particular regard to privacy
The effect of the proposal on the Luton Town Centre Conservation Area

What decided it

The unacceptable living conditions caused by mutual overlooking and unsafe access, combined with less than substantial but nonetheless significant harm to the conservation area, outweighed the moderate benefit of two new homes in a location lacking five-year housing land supply.

The moderate benefit of providing two new homes with good accessibility to town centre services and sustainable transport was outweighed by the significant harm to living conditions for both new and existing occupants and the less than substantial but considerable harm to the conservation area character and appearance.

What the Inspector cited

Development plan policies: LLP1LLP25LLP30
National Planning Policy Framework: Paragraph 11Paragraph 215

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.

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The decision letter

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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.