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 will take place later in 2025 where the public will have the opportunity to comment on the more detailed proposals as the current planning applications are amended.

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.