DEVASSIST: Special development order approved for proposed Universal Studios theme park in Bedfordshire

The Secretary of State has approved a special development order for a proposed Universal Studios theme park and resort in Bedfordshire, concluding that the economic and tourism benefits of the scheme would significantly outweigh the harms identified through the planning process.

The application relates to a site of approximately 268 hectares, largely comprising a former brickworks with elements of previously developed land. The proposals include a major entertainment and leisure destination, incorporating theme park, water park and amusement park attractions covering at least 32.37 hectares, alongside a minimum of 500 hotel rooms to support overnight visitors.

Development is expected to be delivered in phases over a long timeframe, with construction anticipated to continue until at least 2050. The initial phase would lead to a planned public opening in 2031.

In reaching the decision, the Secretary of State acknowledged a number of potentially negative impacts associated with the development of this scale. These included pressure on highway capacity, effects on heritage assets, landscape and visual impacts, the loss of best and most versatile agricultural land, as well as concerns around noise, air quality, local services and living conditions for some nearby residents. While mitigation measures and conditions were proposed, it was accepted that a degree of harm would remain unavoidable, and these impacts were therefore afforded significant weight.

Balanced against this, the Secretary of State placed substantial emphasis on the role of tourism as a driver of economic growth and employment. Once operational, the resort is expected to attract between 8.5 and 12.5 million visitors each year. The scheme was found to offer wide-ranging benefits, including the creation of up to 12,465 jobs by 2051, the regeneration and remediation of contaminated land, and the delivery of a world-class entertainment destination of national significance.

The decision also noted that associated highway and rail improvements would strengthen local transport infrastructure and could help ease constraints on other committed development in the area.

Taking these factors together, the Secretary of State concluded that the public and economic benefits of the proposal carried very substantial weight and clearly outweighed the identified harms. Planning permission has therefore been granted, subject to the controls and conditions set out in the special development order.

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