27 Chapel Street, Luton, LU1 5DA

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the area
• whether the proposed development would provide satisfactory living conditions for the future occupants with particular regard to outlook

What decided it

The substantial harm to the living conditions of future occupants of flat 2, arising from unsatisfactory outlook with no realistic vantage to the outside world, significantly and demonstrably outweighs the benefits of delivering seven dwellings.

The benefits of delivering seven dwellings in a sustainable location and the harm to character and appearance were balanced, with housing benefits outweighing design harm; however, the substantial harm to living conditions of flat 2 occupants significantly and demonstrably outweighed all benefits when assessed against the Framework taken as a whole, tipping the balance to dismissal.