East of Luton, North Hertfordshire

Delivering new homes and community infrastructure

The Site: East of Luton

Stage: Submission of the outline planning applications for the development

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 are leading the delivery of new homes, a local centre, primary and secondary schools, and other community infrastructure on allocated land, east of Luton.

The Strategic Masterplan for East of Luton was approved and adopted by North Hertfordshire District Council earlier this year. As such, The Crown Estate and Bloor Homes have submitted amendments to their two respective live outline planning applications. The submissions can now be viewed at the following link: East of Luton Planning Applications | North Herts Council

The amended plans as presented in these applications reflect the feedback and input from the community over the past months and years, which have led to changes and improvement in the Strategic Masterplan and the applications that followed.

The relevant application numbers are:

16/02014/1 (The Crown Estate's outline planning application)

17/00830/1 (Bloor Homes' outline planning application)

Details about the applications and summaries of what they contain can also be found on the 'Our Proposal' section of this website.

The information can also be downloaded from the 'Key Documents' section at the bottom of this page. The relevant documents are labelled 'Banners from the September 2025 drop-in events'.

Now that the applications have been published on the North Herts District Council website, the Council will run a period of consultation, during which time people can make comments on the plans directly to the Council.

For your feedback to be properly captured and formerly considered as part of the statutory process it must be submitted directly to the Council via their portal.

If you have general questions about the submission, you can get in touch with us at: eastofluton@camargue.uk.

The Council's portal also includes our related full planning application for an access junction to the south of the site, on the border with Luton at Luton Road (reference 22/02904/FP). A further full application for a second access junction at Darley Road, will also be submitted and uploaded soon (reference 22/02905/FP).

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.