Plans for 43 flats in Chapel Street approved with demolition of existing Victorian terraces

Developers in Luton should be prevented from pleading poverty so they can avoid making affordable housing contributions, a meeting heard.
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Applicant David Westcott of The Property Shop Luton Ltd has been granted permission to build 43 two-bedroom flats at 27-37 Chapel Street.

The proposals include the demolition of a two-storey terrace of Victorian properties, which are divided into flats, according to a report to the borough council’s development control committee.

Planning officer Abi Chapman told councillors the quarter-of-an-acre site is designated for housing, on the approach to the town centre conservation area.

The Victorian terraces (front) will be demolished to make way for 43 flatsThe Victorian terraces (front) will be demolished to make way for 43 flats
The Victorian terraces (front) will be demolished to make way for 43 flats

“The buildings range between four- and six-storeys high,” she said.

“A financial viability analysis concluded it was not viable to provide on-site affordable housing.

“The applicant has agreed to make contributions towards education, parks, libraries, museums, car club and waste.”

An independent review reached the same conclusion, she added. “But the applicant has agreed to make a £25,000 contribution to affordable housing.

“The proposals would not have an adverse impact on the character and appearance of the area.”

Labour South councillor David Agbley described it as “one of the poorest areas”, saying: “We need people to be able to live there.

“If they’re proposing these units beyond what residents can afford, the council should be mindful we need to be in an area where residents should be able to live.

“Otherwise we’ll get to a point where we will not have anyone being able to afford to have any units in this town.

“Can we make sure we try as much as possible to stop applicants who come here pleading poverty every time?” he asked.

“They should be able to think of residents and make sure their needs should be taken into account.”

A scheme for 18 flats in a five storey block was previously approved at the back of the site.

There are a mixture of uses nearby, including flats, shops, restaurants and a multi-storey car park, as well as industrial and commercial uses, added the report.

“The development represents an efficient use of presently underused land.

“It is characterised by a number of flat roofs which will incorporate landscaped roof terraces.”

There will be cycle storage space, but no parking provision.

Labour Farley councillor Dave Taylor, who chairs the committee, said: “In their defence, if you look at quality of housing there already and the quality of the flats, this will be a real upgrade.”

Councillors unanimously approved the project.