East of Luton, North Hertfordshire
A Strategic Masterplan for new homes and infrastructure
The Site: East of Luton
Stage: Pre-application consultation on the Strategic Masterplan
Building type: Mixed-use residential community development
Discover plans for homes, green spaces, and local amenities at East of Luton
The Crown Estate and Bloor Homes have led the development of a Strategic Masterplan to deliver new homes, and community infrastructure on allocated land, east of Luton.
From 30 January until 29 February 2024, we held a public consultation on a draft Strategic Masterplan for the East of Luton development. All feedback received from the consultation was considered, and we updated the Strategic Masterplan. We held a public drop-in event to update people on the revised Strategic Masterplan in July 2024, and the information shared at this event is available to download below.
The revised Strategic Masterplan was endorsed and recommended for approval by the North Herts District Council Project Board and the Cabinet in late 2024. The Masterplan was approved in a full meeting of the council on 15 January 2025. Further public engagement is taking place in September 2025 to provide an update as the existing outline planning applications are amended.
You are invited to come along to one of our drop-in sessions, detailed below, to find out about the latest progress and talk to the project team.
Friday 5th September, 1pm to 6.30pm at Cockernhoe Memorial Hall, Mangrove Road, Cockernhoe, LU2 8QD
Saturday 6th September, 11am to 5pm at Cockernhoe Memorial Hall, Mangrove Road, Cockernhoe, LU2 8QD
Why have we consulted?
Bloor Homes and The Crown Estate have led the preparation of a Strategic Masterplan for the site known as ‘East of Luton’ as allocated in the adopted North Hertfordshire Local Plan.
Sharing your local understanding and knowledge has helped us shape and refine this masterplan and develop the best possible scheme. This has been the purpose of our consultation period.
Further engagement will follow this, focused on the plans and applications as they are developed.
What have we consulted on?
The East of Luton site will deliver new homes and community infrastructure around Cockernhoe, Mangrove Green and Tea Green.
The site is allocated for development in the North Hertfordshire Local Plan, which also requires that a Strategic Masterplan be prepared. We have consulted on the Masterplan, which provides a site-wide framework for planning applications.
Many elements of the scheme are set out in the Local Plan itself, including the need to deliver approximately 2,100 high-quality new homes, of which 40% will be affordable, as well as three new schools, a net gain in biodiversity, new parkland, sports facilities, and a network of public green spaces.
We invited feedback on other elements and aspects - in particular: housing mix and design, schools, community facilities, local connections (bus, cycle, pedestrian), open space and recreation provision, biodiversity and infrastructure.
The initial stage of public consultation closed on 29 February 2024.
Timeline
Timeline for proposed plans:
November 2024 - The Strategic Masterplan was endorsed by the NHDC Project Board
December 2024 - The Strategic Masterplan was recommended for approval by the NHDC Cabinet
January 2025 - The Strategic Masterplan was approved by a full NHDC council meeting
September 2025 - Further public engagement to take place on the outline planning applications.
Autumn 2025 - NHDC will consider the outline planning applications and the project team will progress detailed designs.
2027 - Potential first house completions
2028/9 - Potential completion of first primary school
2037 - Estimated full scheme completion
Key Documents
Statement of Community Engagement for the Strategic Masterplan (October 2024)
Privacy Notice
Consultation banners from February 2024 (archived)
Banners from the July 2024 drop-in event (archived)
East of Luton Strategic Masterplan - as approved, January 2025
Strategic Masterplan appendices - as approved, January 2025
Get in touch
Camargue is supporting The Crown Estate’s proposal for East Luton and can be contacted using the details below:
EMAIL: eastofluton@camargue.uk
PHONE: 0800 9152494 (Between 9am and 5:30pm, Monday to Friday)
FREEPOST: RTBU-HAYY-LCUX, 7 Bayley Street, London WC1B 3HB (NO STAMP NEEDED)
All images are illustrative