East of Luton
Frequently Asked Questions
If any questions you have are not answered here, please get in touch using the details on our contact page.
1. What is ‘East of Luton’?
The site known as ‘East of Luton’ is an area of land around Cockernhoe, Mangrove Green and Tea Green that was allocated for development in the North Hertfordshire Local Plan.
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.
Bloor Homes and The Crown Estate have led the preparation of a Strategic Masterplan for this site - used to establish an outline framework for development..
2. What is the current status of the East of Luton application?
On 15th January the final Strategic Masterplan of East of Luton was approved by North Hertfordshire District Council (NHDC). All feedback comments received from the public consultation in February 2024 were considered and several changes were made to the plans to help address concerns.
The project team is now preparing revisions to a set of pre-existing outline planning applications to bring them into line with the new agreed Strategic Masterplan. Once submitted, these will be considered and validated by NHDC, who will then publish the revised applications on its planning portal.
3. When will further public engagement take place, and will there be an opportunity to comment on the plans?
Once the updates have been made to the existing outline planning applications and these have been submitted and published on NHDC’s planning portal, we will be holding further public engagement events. We expect these will take place during the summer of 2025.
The purpose of this engagement will be to update local communities and stakeholders on the application revisions and answer any questions on the plans. There will then be an opportunity to formally comment on the plans during the council’s statutory consultation period.
4. Will there be a GP surgery on site?
Securing GP provision for the site is one of our highest priorities. We will be providing land on the site for GP services that could accommodate GP provision, though whether this is taken up is outside of our direct control.
We are committed to helping this process, and we are currently working with local MP Alistair Strathern to discuss the details of local GP provision with Hertfordshire and West Essex Integrated Care Board (ICB).
5. How will you prevent traffic disruption from the new development?
The project team are carrying out a series of detailed technical transport and traffic assessments to inform the planning applications.
The site is sustainably located close to existing services and facilities, and there is an opportunity to significantly expand and enhance connectivity for pedestrians and cyclists, including adding a new high-frequency bus service.
Our proposals aim to prioritise and improve opportunities for safe, direct, easy active travel and public transport options – and more details about how we’re doing this can be found on the connectivity section of this website.
6. How will the development benefit the environment? What is your approach to sustainability at the site?
We will achieve at least 10 per cent biodiversity net gain across the site, including new habitat creation, hedgerow and woodland planting. We are also creating a sustainable drainage network of ponds and wetlands, new children’s play areas, new allotments, and avenues of trees across the road network. Further details can be found on the sustainability section of this website.
7. How are you minimising the visual impact on existing residents?
In our revised plans we’ve introduced a multifunctional green corridor between the new housing and the existing edges of Cockernhoe and Mangrove Green. This new aspect of the proposal has evolved from conversations with the Parish Council and feedback gathered during the consultation. This will help to visually screen the new development from existing residences, while also benefitting the environment. More details on the corridor can be found on the sustainability section of this website.
8. If approved – when would the first homes be delivered? When will the whole development be completed?
If planning permission is secured during 2025, the first homes could potentially be completed on the site in 2027. The full scheme is not estimated to be completed until at least 2037.