Following its submission in November last year, the planning application for a new indoor attraction at Alton Towers Resort, codenamed Project Horizon, has been subject to the usual statutory consultation phase. After a number of parties raised concerns about the prospective attraction, the Resort and its planning consultants have sought to address these over the last month with the submission of additional information. We round-up all the latest activity.
The planning documents submitted to Staffordshire Moorlands District Council (SMDC) in late 2022 detailed an attraction building of approximately 71m in length, 46m in width and 19.4m in height, to be constructed in the former Coaster Corner area, in the most south-western part of the theme park. The building was stated to comprise a steel portal frame and be clad in nonreflective dark green cladding and sheeting panels, with a hipped roof to the south. A smaller building extending from the eastern elevation of the main building (40m x 10m) is also proposed. A themed feature will be installed on this same elevation, which faces into the theme park, with plans showing this incorporating a large angled arch along with additional colours and theming.
The application received a number of objections from local residents on the grounds of noise impact, visual impact and the potential for additional traffic to be generated. Whilst these will be taken into consideration, it is the responses from the statutory consultees that carry more weight. Historic England noted that it had concerns on heritage grounds, and recommended that alternative, less prominent locations be considered. SMDC’s own Conservation Officer also expressed similar concerns, highlighting that the chosen location is at the highest point of the Resort and again raised the question of whether sufficient exploration of other potential locations occurred. In January, a response was also received from the SCC Historic Environment Team who echoed these concerns, stating that “serious reconsideration should be given, either to relocate the existing proposed structure to a less sensitive area of the park, or redesign the proposed new attraction to a more modest structure”.
Lichfields, the Resort’s planning consultants, provided a response to this feedback in a letter to SMDC in early January. In respect of whether alternative locations had been considered, it was noted that the site is: identified for development within the Alton Towers Long Term Plan, within the built envelope of the Resort, bounded by theme park uses / back-of-house buildings to the north / east and screened by existing woodland to the south / west, and will limit disruption to existing theme park attractions. It is noted that other sites within the theme park were considered, with it deemed that the proposed location was an opportunity to add to the existing theme park line-up without removing or redeveloping an existing ride/attraction, as well as to open up a new part of the theme park to visitors.
Two additional external views towards the development have been provided. One of these is from a playing field in Alton Village using a recent winter photograph, showing that there would be no views of the proposed development in either winter or summer. A second view from the roof of Alton Castle has also been provided. Although this was reviewed for potential visual effects prior to the application’s submission (due to a concern raised by a Parish Councillor), it was not included as a representative view since Alton Castle is not publicly accessible. Nonetheless, this again shows that the majority of the building will be screened by the surrounding trees.
In respect of potential harm to nearby heritage assets, Lichfields assert that the proposed development is not considered to lead to any harm, which includes not further isolating the Flag Tower. This assessment is considered to be supported by the additional supplementary views from Alton playing field and Alton Castle which indicate that the proposed development would not be discernible in summer or winter as the proposed building would remain below the tree line. It is also highlighted that there are no proposals for further intensification in this part of the theme park, likely ruling out any supporting attractions forming part of the development. Instead it is noted that future development will largely be focused within the development zones as identified in the Council’s Churnet Valley Masterplan – the most notable, as yet undeveloped, area being the car park area between Galactica and Extraordinary Golf.
Should planning officers draw a different conclusion and consider that some harm does arise, then Lichfields believe this can only be considered to be low, and would be outweighed by the economic benefits of the proposal. If these public benefits as currently outlined are not considered to be sufficient, then it is stated that Alton Towers would agree to a planning condition requiring investment in the form of a heritage maintenance and repair project.
Separately it is noted that the Resort has invested significantly in its heritage over the last 10 years, with restoration of the House Conservatory, Garden Conservatory, Oratory, Banqueting Hall Window and Prospect Tower. These projects were as agreed with a Heritage Committee consisting of representatives from Alton Towers, SMDC and Historic England. Although the committee paused during COVID, the Resort are now seeking to re-establish this group to allow future priorities to be agreed, with plans to schedule a meeting in spring 2023.
Alongside this response and the associated supporting documents, some additional planning images have also been uploaded. This has included the submission of revised landscape plans, showing the addition of English Ivy to the south façade of the attraction building. This seems as though it may be in response to queries as to whether a green wall could be added on this elevation of the building to assist with screening. Although this is deemed not to be necessary from a visual impact screening or ecological perspective, it is noted that measures such as incorporating a camouflage landscaped design / netting or installing a gantry or similar for climber plants to grow, could be implemented if a planning condition required it. Two areas outside of the development boundary, towards the south and west of the attraction building, have also been identified for additional woodland planting, with plans submitted to give details of this.
Other activity on the application has seen updated drainage strategy documents submitted in early January, following a request from the Staffordshire County Council (SCC) Flood Risk Team to update these with the results of infiltration testing. Additionally, the SMDC Environmental Health team provided a response in late January, confirming that they have no objection to the development but advised that a number of conditions are attached to any permission granted. These include controls on demolition and construction works (i.e. time of operations, minimising air / noise pollution and mitigating contamination risks), the need to details of any new artificial lighting to be provided before the development commences, and ensuring the attraction’s ambient audio is inaudible from outside the Resort.
Although the letter issued by Lichfields suggested that the Resort were still keen for a decision to be issued at the SMDC Planning Committee on 26th January 2023, it does not appear to have been possible to achieve this. The next committee meeting is scheduled for next week, on Thursday 16th February. Although an agenda is yet to be released, it would be assumed that the Resort, Lichfields and SMDC are working towards the application being considered on this date, hence the sudden influx of documents to the planning portal.
TowersTimes will continue to bring you the latest updates on Project Horizon as they emerge, including what will hopefully be an imminent decision. Let us know your thoughts on these latest developments via our social media channels.
