Professional Documents
Culture Documents
Cockernhoe Update Consultation Banners
Cockernhoe Update Consultation Banners
Cockernhoe Update Consultation Banners
The Crown Estates history can be traced back to 1066. In the 21 century it is a
successful, commercial enterprise, known for a progressive, sustainable approach
that creates value beyond its financial return.
For more on The Crown Estate visit
www.thecrownestate.co.uk
@TheCrownEstate
Commitment to design
and placemaking
50
100
150
Metres
Legend
North Herts / Luton Borough Boundary
The Site (The Crown Estate)
Bloor Outline Planning Application Boundary: Wandon Park
North Herts Preferred Options Local Plan: Land to meet Luton's unmet Housing need
Reproduced from the Ordnance Survey Map with permission of the Controller of Her Majesty's Stationery Office. Crown Copyright 2015. Carter Jonas LLP ES100021719
The brown shaded area is identified for housing in North Herts draft Local Plan
150
1,612
New homes
People on
in North Herts
North Herts
20132015
14,400 11,100
North Herts
Luton BC
new homes
needed by 2031
period to 2031
Previous consultation
In July last year we consulted on the principles of development
and some broad ideas.
281
176
Visited our consultation
People attended
the exhibition
115
Feedback forms
completed and
returned
key issues
website
landwestofcockernhoe.co.uk
top concerns
Traffic
Green space
Site location
main benefits
Road infrastructure
Community infrastructure
Green space gains
Design rationale
Buffer planting
Buffer planting of trees and hedges will be
provided along the northern and eastern site
boundaries to screen views of the development
from the north and to protect the landscape
setting of Cockernhoe and Mangrove Green.
Green links
All significant trees and hedgerows will be
retained where possible. The proposed
development will introduce a central open space
area in the middle of the site and this
is connected to the wider landscape by green
links to support local wildlife.
Housing layout
The highest density development is located in
the south-western part of the site along the
spine street. The lowest density development is
located on the eastern part of the site,
surrounded by open space and buffer planting
to reflect the surrounding context and respect
the setting of Cockernhoe and Mangrove Green.
Design evolution
1 Development principles
The development principles plan was shown at
the first public exhibition in July 2015. The plan
shows broad areas of development, potential
movement and circulation routes and indicative
areas of green open space, buffer planting of
trees and hedges and drainage features.
2 Concept plan
The concept plan identified the most appropriate
location for the main spine street, areas of
development, open space and buffer planting.
The site access, pedestrian footpaths and
cycleway facilities were integrated into the
design. It was decided that the highest density
should be located along the southern and
western boundaries, adjacent to the higher
density housing in the Luton urban area.
Draft masterplan
Environment
Landscape
We have carried out studies which show there will be no significant impact upon the
Chilterns Area of Outstanding Natural Beauty and the Warden & Galley Hills Site of
Special Scientific Interest. Almost all of the existing vegetation on and around the site
will be retained and enhanced with new planting. This will reduce the visual impact of
the proposed development from surrounding areas, including Putteridge Bury
Registered Park & Gardens and the Grade II Listed buildings of Cassels Cottage and
Mangrove Hall.
Key
The Site
5
6
4
Junction
AM Peak Hour
PM Peak Hour
AM Peak Hour
PM Peak Hour
3%
3%
10%
11%
11%
16%
14%
17%
2%
3%
6%
7%
2%
2%
5%
6%
1%
1%
1%
1%
3%
4%
3%
4%
3%
3%
3%
4%
Hitchin Rd / Vauxhall Rd
0%
0%
1%
1%
Other improvements
We are also considering improvements, including road widening, improving
roundabouts and new traffic signals, to the following junctions:
Eaton Green Road / Wigmore Lane
Crawley Green Road / Wigmore Lane
Crawley Green Road / Vauxhall Way
Vauxhall Way / Eaton Green Road
Ashcroft Road / Hitchin Road / Stopsley Way
Local travel
Plan showing local walking and cycling
routes
11
Key
The Site
Potential Pedestrian Links
Green Corridor
Existing PROWs
Existing Shared
Footway/Cycleway
10
Proposed Shared
Footway/Cycleway
Chilterns Cycleway
Potential Pedestrian/Cycle
Routes
1
6
12
Local Shops
ASDA Supermarket
10
11
12
Public transport
The site benefits from good bus connections to Luton town centre, including the 17
and 88 services, the rail station and the airport. We are in discussions with local bus
operators about improvements to bus services in Luton by extending routes into the
site and increasing the frequency of services. We would provide funding through a
Section 106 Agreement to support these new services.
Community infrastructure
Schools
Hertfordshire County Council has confirmed there is not enough capacity at existing
local schools to accommodate primary aged children from this development.
There is some capacity for growth at the Hitchin secondary schools, although this
potential capacity will be taken up by the existing population and planned growth
within Hitchin. Harpenden and Luton secondary schools are full or forecast to be full.
As a result, new primary and secondary school places will need to be provided on
site. We are working with Bloor Homes and Hertfordshire County Council to make
sure that the necessary school spaces are in place to meet this new demand. The
wider masterplan proposals could see the provision of:
A two-form entry primary school to accommodate 420 pupils.
An all-through school consisting of a two-form entry primary school and a four-form
entry secondary school to accommodate 1,200 pupils.
Doctors
We are consulting with the local NHS commissioning group on capacity in local
services to assess whether there is a need for extra provision. At present, Stopsley
Village, Ashcroft, Kingfisher and Larkside Practices are still accepting patients,
although each GP is currently oversubscribed by NHS guidelines.
We will continue to work with the Council to make sure there is enough capacity for
new patients. The two most likely solutions are through Section 106 financial
contributions or a new on-site healthcare facility, located in the wider masterplan area.
Your views
We are keen to hear your views on our proposals for Land West of Cockernhoe.
We would be grateful if you could complete a feedback form and either:
Post it in the comments box before you leave or send it back using the
Freepost address
Alternatively, provide comments online by emailing
info@landwestofcockernhoe.co.uk or download the feedback form at:
www.landwestofcockernhoe.co.uk
We would like your comments by Friday 29 January 2016.