Delivering new homes and community infrastructure
As part of East of Luton’s landscaping and biodiversity commitments, The Crown Estate has begun planting trees and hedges between the proposed new development area and the existing Mangrove Green and Cockernhoe villages.
Our planting works are in line with the plans developed following dedicated engagement during 2025.
At the request of the parish council, access will now be via Luton Road. The current phase of planting works have been completed, with more expected later in the year.
The planting works will include avenues of trees along the road network connecting to the site and a green corridor dividing it from existing homes in surrounding villages, amongst other landscaping plans. Further detail can be found here.
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.
The Site: East of Luton
Stage: Submission of the outline planning applications for the development
Building type: Mixed-use residential community development
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).
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.
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 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.
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
Winter 2025 - Submission of the amendments to the outline planning applications
Early 2026 - Approval of outline applications by NHDC.
Summer 2026 - Approval of the first reserved matters applications
Early 2027 - Construction of the new access to the site at Luton Road
18 months later - First house occupations and provision of the first primary school site
Nine years later (around 2037) - Estimated full scheme completion.
Please get in touch if you or anyone you know requires any of our materials in different formats, such as alternative languages, or have any other specific requirements.
0800 9152494 (Between 9am and 5:30pm, Monday to Friday)
RTBU-HAYY-LCUX, 7 Bayley Street, London WC1B 3HB (NO STAMP NEEDED)
