The planning application for a new indoor attraction at Alton Towers Resort, codenamed Project Horizon, has today been approved by Staffordshire Moorlands District Council’s (SMDC) Planning Applications Committee.
The planning documents submitted to 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) was also proposed. A themed feature is to 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.
Although concerns were raised regarding the proposals during the statutory consultation phase, most notably from Historic England and SMDC’s own Conservation Officer, the committee voted to approve the application in line with the planning officer’s recommendation. The concerns raised related to the size and location of the building, both from a visual impact perspective and its impact on nearby heritage assets including the Flag Tower and Bunbury Hill Fort scheduled monument.
In their report to the committee, the officer noted that the height of the building and extent of the Abbey Wood tree canopy would result in the proposed development being visible from outside the confines of the Resort. Therefore, they noted that a 2-3m reduction in height would result in almost total removal of this harm. However, it is reported that the Resort stated that a reduction in height was already made prior to submission of the application following pre-submission consultation, with the height of the building’s eaves reduced from 14.6m to 13.1m. No further reduction in height was said to be possible since the height of the building as proposed is considered necessary for the dimensions of the attraction that it will house.
It was also noted that discussion has been had regarding the colour and materials to be used for the building. Although dark green, metal cladding has been proposed, due to the building being visible within some long distance views and different levels of visibility due to cloud cover and lighting conditions, the landscape officer has suggested that the proposed materials may not be the most suitable and that further discussions will be necessary to arrive at a more appropriate material. Since the exact materials to be used for all aspects of the development will be confirmed via a standard planning condition, these discussions will take place as part of discharging this. Due to the commercial sensitivities associated with the application, and the matters that will be approved by condition, the planning officer also commented that it was difficult to understand the sustainability credentials of the new building. They therefore suggested that, at the conditions stage, details are provided on the specific sustainability credentials of the building and wider development, and the Resort is asked to consider the possibility of solar power.
Although Lichfields, the Resort’s planning consultants, asserted that there would be no harm on the nearby heritage assets in response to the concerns raised, the officer’s view is that there will be ‘less than substantial’ harm. Therefore, this requires the public benefits of the proposal to be weighed against this. These primarily involve the economic benefits of the development, although it is noted that, following further discussions with officers, the benefits will also include a heritage project that looks to renovate the Scalloped Wall and Orangery, located within the gardens (however, a late representation from Lichfields notes that the exact heritage project is yet to be formally agreed and that an alternative has also been proposed), as well as a woodland management plan for neighbouring portions of Abbey Wood. Two corresponding planning conditions have therefore been attached to the approval. The first requires a plan setting out the details of the heritage works to be submitted to SMDC, prior to on-site development commencing for Project Horizon (excluding demolition works). As part of this, the Resort will need to install interpretation boards to better reveal the significance of the Alton and Farley Conservation Area. The second condition here requires the Woodland Management Plan covering the period 2011-2019 to be reviewed and updated to cover 2023-2033. Separately, since the Ecological Appraisal found evidence of a pipistrelle bat roost located within a small portable retail unit currently on the development site, another planning condition requires the relocation of this unit approximately 25m to the north west (outside of the proposed development area) during winter 2022/23 under the supervision of an ecologist.
The officer concluded their report by stating that the determination of the application for Project Horizon presented a complex and finely balanced case. As the first point in favour, it was noted that the local and national economic contribution of Alton Towers Resort, and the role of Project Horizon in supporting its continued contribution and popularity, is considered to carry significant weight. In respect of the heritage impact, the officer’s conclusion was that the public benefit resulting from the proposal is considered to be sufficient to outweigh the identified harm to the nearby heritage assets. A planning condition requiring demolition of the building within six months of it ceasing to be in use for the attraction subject to this application has been attached to the approval. The intention of this condition is to establish a restoration plan for the site that enhances the setting of the nearby listed buildings and scheduled monument over the long term. Finally, whilst some harm to local landscape character was identified, it is considered that these impacts can be mitigated through the careful use of materials and a carefully considered landscape plan and woodland management plan. As a result, the application was recommended for approval, subject to various planning conditions of both a standard nature and those which are more specific to Project Horizon.
Outgoing General Manager Francis Jackson was present at the meeting, and provided an overview to the Committee on the economic benefits of the expansion. It was noted that the ongoing woodland management plan should be amended as a condition of approval, specifically regarding the trees around the Flag Tower. It was suggested that the canopy of trees around the landmark building should be lowered, making it visible again in the vista, which may distract people from looking at the Project Horizon building which will slightly peek over the treetops.
With the application approved, the next step will be the Resort to work on addressing the various planning conditions that need to be discharged before construction work can commence on-site. The work involved here is likely to already be underway, so we would expect to see the submission of ‘discharge of condition’ applications over the coming months. Once these are closed-out, on-site construction will then be able to begin. With construction noted as being proposed to start in Spring 2023 in the original planning application documents, which also referred to both a specific construction period of 78 weeks, along with a more general estimate of 2 years, this would seemingly put the attraction on course to open for the 2025 season. This would mean that Project Horizon would follow the opening of The Curse at Alton Manor in 2023, and the reopening of Nemesis in 2024 following its track replacement.
Are you excited to see work begin on-site for Project Horizon? Let us know your thoughts via our social media channels. TowersTimes will continue to bring you the latest updates on this exciting development as they emerge.
