Land Rear Of 49-51 Cheapside, Luton, LU1 2HN

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area, including whether it would preserve or enhance the character or appearance of the Plaiters Lea Conservation Area
• whether the proposal would provide a satisfactory mix of housing
• whether the proposed development would provide acceptable living conditions for future occupiers, with regard to outlook, privacy and the provision of private outdoor space
• the effect of the proposed development on the living conditions of the occupiers of adjoining properties, with particular reference to outlook, privacy and potential for noise and disturbance

What decided it

The less than substantial harm to the Plaiters Lea Conservation Area arising from the unsuitable roof form and canted wall, which could not be overcome by the public benefits of housing delivery and land re-use, particularly given the heritage-related policies in the Framework provide a strong reason for refusal.

The significant public benefits of housing delivery (three dwellings), addressing the 3.36-year housing land supply shortfall, economic benefits, and re-use of underutilised land were outweighed by the great weight given to the less than substantial harm to the designated heritage asset