The site is adjacent to the North entrance to Luton Airport Parkway Station and the new DART (Direct Air-Rail Transit) automated people mover system connecting the station to London Luton Airport central terminal area. ESA architecture lead a multidisciplinary team from inception to Planning consent for 36,140 sqm new mixed-use development and 1,643sqm refurbishment of grade II listed Hart House once the headquarters for Vauxhall Motors in the UK. The hybrid planning application was consented in 2020.

The development includes a detailed planning application for a new 4-star hotel of 172 rooms over two connected blocks of 5 and 8 storeys. Ground and first floor facilities are complemented with the access to Hart House with its historic interiors to provide further event, meeting and conference facilities.

A key feature is the high-quality urban realm between the buildings and connecting to Kimpton Road supported each with their own landscape palettes to create distinct external spaces to complement the accessibility of the adjacent buildings and the movement of the people and vehicles through the spaces.

The parking solution adopted for this restricted site was an 840 space multi storey car park with provision for service and maintenance vehicles, disabled parking, motorcycle parking, cycle parking, EV charging and circulation for bus replacement services to the airport.

Phase 1 of the consented Bartlett Square mixed-use development has been recently completed to provide a quality pedestrian connection from Luton DART Station and Luton Airport Parkway Station to Kimpton Road; provide vehicular access for deliveries and maintenance to Luton DART Station; provide an appropriate area for the bus replacement service in the event of scheduled maintenance works at the Luton DART Station; provide a taxi rank for up to 14 vehicles, including Electric Vehicles and to provide suitable, unobstructed escape routes from Parkway and DART stations for general public, passengers and employees.