Master plan for new 2,100-home residential community near Luton to be unveiled this weekend

A strategic master plan for a 2,100-home residential community development within a mile of the outskirts of Luton is being unveiled by the Crown Estate and Bloor Homes.

A mixed-use residential community development would be created on land allocated for housing at Cockernhoe in north Hertfordshire.

A pre-application consultation on the blueprint is due to take place this weekend at two venues, one in Luton and the other in Hertfordshire.

The proposed full completion date is 2037, with planning applications potentially being considered by North Herts Council at the end of this year, the detailed design stage next year, and the initial properties built in 2026. The first primary school would be finished in 2028/29.

Bloor Homes and The Crown Estate are leading the preparation of a strategic master plan for the site known as East of Luton, as allocated in the adopted North Hertfordshire Local Plan, according to the estate’s web pages on the project.

“The East of Luton location will deliver a new community around Cockernhoe, Mangrove Green and Tea Green,” it explained.

“The site is allocated for development in the North Hertfordshire Local Plan, which requires a strategic master plan to be prepared. We’re consulting now on the draft master plan, which will provide 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 per cent will be affordable.

“It also includes three new schools, a net gain in biodiversity, parkland, sports facilities and a network of public green spaces. But we would welcome feedback on other elements of the project.

“Comments are welcome around the housing mix and design, the schools, community facilities, local connections by bus, for bicycles and pedestrian routes, the open space and recreation areas, biodiversity and infrastructure.

“Our vision for the site is a new neighbourhood set within the landscape framework. This would have a distinctive identity, be sensitively designed and provide much-needed housing for families. The quality of the spaces created will make it a great place to live.

“This stage of consultation is open until February 29,” it added. “Sharing a local understanding and knowledge will help us shape and refine this master plan and develop the best possible scheme.

“Further public engagement will follow focused on the plans and applications as they’re developed.”

Drop-in events will be held at Cockernhoe Memorial Hall in Mangrove Road from 1pm to 7pm on Friday (February 2) and between 11am and 5pm on Saturday (February 3). The other one is at the Hilton Garden Inn Luton North, at the Butterfield Business Park, off Hitchin Road in Luton, on Sunday (February 4) from 11am to 3pm.

Leaflets about these sessions have been delivered to homes in the Wigmore area of the town.

The Crown Estates’s website said: “We’re an independent business, sitting between the public and private sectors, acting in the national interest both today, and for future generations. Across communities, countryside, coast and seabed, we own and manage land for the benefit of the nation.”