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East of Luton draft masterplan

Land to the East of Luton is identified in our adopted Local Plan as an allocated site for the development of approximately 2,100 homes and supporting infrastructure within the parish of Offley and next to the settlements of Cockernhoe, Mangrove Green and Tea Green.

Map of the allocated site for development east of Luton

Policy SP19 of our Local Plan sets out a number of specific requirements for the site.

These include:

  • preparation of a Strategic Masterplan for the whole allocation
  • sensitive integration with existing settlements
  • primary and secondary education provision
  • a local centre to provide shops and other facilities
  • integration of existing Public Rights of Way
  • consideration of the woodlands including Stubbocks Wood and Brickkiln Wood
  • respecting the wider landscape of the Lilley Valley and Chilterns Area of Outstanding Natural Beauty


The landowners – Bloor Homes, Crown Estate and ATO Holdings - have prepared a draft masterplan for the site. Consultation on the masterplan took place between 30 January and 29 February 2024.

This included drop-in events for the public to view the proposals at Cockernhoe Memorial Hall and in Luton.

Further information is available to view on a dedicated website.

Next Steps

Following the consultation, the masterplan is being finalised. It is expected to be presented to councillors in 2024.