Questions You May Have
Bowmans Cross is the name given to the proposal for a new settlement on the Tyttenhanger Estate in Hertfordshire, south of Colney Heath and east of London Colney.
The owners of the land, the Tyttenhanger Estate, have appointed Urban&Civic to lead the design and delivery of the development.
Bowmans Cross would include up to 5,000 new homes, including affordable housing, addressing Hertsmere’s housing needs. It would also include jobs, schools (both primary and secondary provision) and community facilities.
The masterplan will emphasise health and wellbeing with car-free routes for walking and cycling, parks, allotments, orchards, play areas, and sustainable transport measures.
The green spaces will be designed to ensure benefits to surrounding areas, with leisure routes and access to the new amenities and public spaces.
Bowmans Cross was a key part of Hertsmere’s draft Local Plan in 2021, which set out a plan for growth in Hertsmere. In Autumn 2022, the council withdrew the Local Plan.
In Spring 2024, the Council undertook Regulation 18 stage consultation on a new Local Plan, seeking initial views on key topics, with Bowmans Cross again identified as a proposed allocation for growth.
The Government published a revised National Planning Policy Framework (NPPF) in 2024 which meant the number of homes required to accommodate growth in Hertsmere increased and the Council undertook a further ‘call for sites’ to find land to meet this target.
In March 2025 the council outlined milestones for preparing the new Local Plan and you can read the latest on the council’s Local Plan preparation here.
We are working to Local Plan timescales, with a view to submitting an Outline Planning Application to Hertsmere Borough Council in 2026.
The Outline Planning Application would set out an overall framework for development at Bowmans Cross.
Further detailed applications would then need to be developed and approved for specific areas, individual housing parcels or buildings, green spaces and schools, with detailed consultation with the community at each stage.
A phased approach would be taken to delivery, spanning over 20 years.
We undertook consultation with the community from 2021 - 2023. We are continuing to progress our proposals and will work alongside the local community ahead of submitting an Outline Planning Application in 2026.
Further details will be added to the website as the technical work progresses so please do continue to check the website for updates or sign up to our mailing list to be notified of ways to get involved.
We have been gathering feedback since 2021. Our previous consultation events enabled the community to meet the project team and provide feedback on the proposals.
We have reviewed this feedback in detail.
Key topics raised during consultation so far include impact on the Green Belt and wildlife, the need for a sustainable transport strategy, impact on existing infrastructure (health and education), and coalescence between Bowmans Cross and Colney Heath.
Ecology will be safeguarded and improved through buffer zones to protect sensitive areas and green corridors to improve connectivity.
We are undertaking detailed ecological surveys so we can develop specific strategies for species on site.
We have been in touch with Herts Bird Club who monitor birds in the area, and the tree sparrows previously on site have migrated elsewhere.
We will work with Hertfordshire County Council, the education authority, to provide new education facilities (early years, primary and secondary provision), along with wider community infrastructure.
We will also work closely with Hertfordshire County Council as the transport authority to ensure improvements to public transport, the road network and junctions in the area.
We appreciate that the new residents will use existing services too. The impact of a new development on local services will be rigorously assessed once we have a clear view of the proposals. We will review the need for infrastructure contributions to help support the wider area and work closely with local providers, such as GP surgeries and schools.
At this stage of the process we are also keen to gather feedback from the community about priorities.
Developing the site will bring significant benefits to the community including a range of new homes to meet Hertsmere’s housing need, including affordable homes.
Schools and community infrastructure, sports facilities, public open space, jobs and biodiversity net gain would also be provided, alongside improved transport infrastructure.
New routes will be provided to ensure the wider community can benefit from the new amenities and public spaces.
We are keen to hear your ideas and priorities to enable us to maximise benefits for the community.
We are committed to investing in public transport. We will provide improved transport links to surrounding locations, including integrating a bus route through the new community, with regular services to Potters Bar for commuters.
Travel options will prioritise buses, walking, and cycling.
We will also reduce the need for future residents to travel outside of the area by providing a range of facilities and services within the development.
Transport modelling will be undertaken. This will guide the need for highway interventions and improvements needed to address the impact of the proposed development, particularly on local road networks and key junctions.
Bowmans Cross will be a place for everyone, including young people:
- There will be new education facilities (primary and secondary provision)
- New jobs including entry level and skilled opportunities for young people starting their careers
- A mix of housing, including affordable homes, homes for first time buyers and build to rent opportunities, potentially making ownership and renting more accessible
- Extensive parkland with play areas, sports facilities and direct access to nature
Our track record in creating communities with an emphasis on quality and sustainability is key, and you can read more about our developments here.
As master developer, Urban&Civic will create a high-quality environment that local residents take pride in and have an active say in its future.