A government-appointed planning inspector has approved a controversial scheme to build 350 homes on the former Camelot Theme Park site near Chorley, more than a decade after the first bid to redevelop the derelict attraction was submitted.
Inspector Andrew McGlone gave the green light to the Story Homes development after a three-day public inquiry earlier this month, concluding that the proposal would not be inappropriate for its greenbelt location because the Charnock Richard plot falls within a so-called 'grey belt' area.
Political fury over decision
The decision has prompted outrage from local politicians. Councillor Alan Whittaker, who represents the Eccleston, Heskin and Charnock Richard ward on Chorley Council, told the Local Democracy Reporting Service that residents were "steaming" over the approval.
"We're talking about 350 houses – meaning maybe 600 cars – [so] all the villages to the west of this site will be gridlocked within two years," he said. "The only justification is that they're going to put some [extra] bus services on. But the ultimate ridiculousness is that they will also put parking for bicycles in Coppull and Eccleston. Do they think that people are going to use bikes to ride a couple of miles to get to the services they need? It's absolutely ludicrous – and a grotesque decision."
South Ribble MP Paul Foster, whose constituency covers the former theme park, also condemned the outcome. "I'm obviously hugely disappointed in the inspector's decision, as he clearly states the development as presented isn't sustainable," he said. "The planning inspector has stated, in his view, the development doesn't pass the sustainability criteria [and that] there are outstanding highway issues – but crack on and live with it. I will be seeking a ministerial meeting and request[ing] a formal review. This is utter nonsense."
Background to the approval
The Camelot Theme Park closed in 2012 after 29 years of operation. Story Homes had twice been refused permission by Chorley Council for earlier visions: a 420-home plan in 2014 and a 195-home scheme with office and workshop units in 2018. The company submitted a third blueprint last June, but Chorley Council failed to decide within the 13-week statutory period, blaming Lancashire County Council for a delay in highways advice. That allowed Story Homes to appeal to the Planning Inspectorate.
By the time the inquiry began, Lancashire County Council had withdrawn its earlier road safety objection, and Chorley Council told the hearing it would have granted permission, describing the highways concerns as "the only outstanding issue".
Sustainability and mitigation measures
Inspector McGlone acknowledged that the site was "not currently sustainable" due to its distance from essential facilities, infrequent bus services, and the speed of traffic on Park Hall Road. However, he found that a package of mitigation measures could address these issues. These include road safety upgrades on Park Hall Road, junction improvements at Park Hall Road/Wood Lane and Preston Road/Mill Lane, vegetation cutting to widen the footpath along Park Hall Road, and investment in public rights of way. A bus interchange will be created within the estate, and the developer will contribute to extending bus service hours and frequency.
McGlone concluded that the overall package would make the site sustainable, though he recognised that "non-sustainable" journeys would still occur.
Greenbelt and grey belt considerations
Story Homes argued that the proposal met four criteria in national planning policy that allow greenbelt development when each is satisfied. McGlone agreed, finding that the scheme would use grey belt land without undermining the purposes of the remaining greenbelt. He noted the site was well contained by roads and ancient woodland, and that it was not needed to prevent urban sprawl or merging of towns.
The inspector also accepted that the development fulfilled a "demonstrable unmet need" because Chorley Council has only 3.4 years of land supply against the required five years. Furthermore, 50 percent of the homes will be affordable, and the scheme meets the 'golden rules' introduced by recent planning legislation.
Developer's response
Adam Galleymore, North West Operations Director at Story Homes, said the permission "represents a major milestone in bringing forward the regeneration of a well-known brownfield site that has remained derelict for many years." He added: "The approved scheme will deliver a wide range of benefits for the local area, including much-needed new homes, a significant proportion of affordable housing, new community facilities, environmental enhancements and investment in local infrastructure."
The company said the construction phase will support around 240 jobs, and once complete, the new households will boost local spending by £12.3 million. The development includes a community hub, play facilities, walking and cycling routes, and sustainable features such as solar cells and air source heat pumps. Work is expected to start no later than September 2027.
What's on the way
The outline permission covers a mix of detached, semi-detached, mews houses and apartments, ranging from one to six bedrooms. Four-bedroom homes will account for 30 percent of the site. Around 50 percent of the site area will be left as open space, with retained trees and additional planting. A travel interchange will include space for a coffee van, cycle parking and parcel lockers.
However, councillor Whittaker warned that local schools are full and children will have to travel elsewhere, likely by car. The finer details of the development, including access road arrangements for the second parcel of the estate, will still need 'reserved matters' approval from Chorley Council.
