Key Points
- · A major development plan proposes new homes, a park, and a crucial link road alongside Bolton’s historic Hulton Park estate.
- · The plan includes up to 1,036 dwellings, a village centre, community allotments, a primary school, and short-term holiday accommodation.
- · A new three-arm roundabout is proposed at the junction of the link road with Platt Lane to ease congestion.
- · The link road, named "Park Avenue," will provide access from M61 Junction 5 through the estate to areas like Atherton and Westhoughton.
- · The development also includes restoration of the parkland and a new international standard golf resort.
- · The scheme is dependent on Bolton winning the Ryder Cup hosting rights for either 2031 or 2035.
- · The plan has faced objections due to concerns about green belt land and heritage conservation but has received backing from highways engineers and local authorities.
- · Sustainable travel infrastructure including cycleways, footpaths, and drainage improvements are part of the proposals.
- · Peel Land and Communities Plc is the main developer, working closely with Bolton Council, Greater Manchester Combined Authority, and Ryder Cup organisers.
- · The plan also features a nature park, health and wellbeing centre, and a community food and drink hub.
- · The project aims to deliver economic growth and new jobs alongside new homes and community facilities.
- · A recent planning inquiry is scheduled to review appeals on alterations to the existing approved development plans.
What is proposed in the Hulton Park development plan?
The development plan for Hulton Park includes a comprehensive regeneration scheme with key infrastructure and residential elements. According to a Bolton Council planning document, the proposal involves the construction of up to 1,036 new homes, a village centre, a primary school, community allotments, and short-term holiday accommodation. The scheme centres around reinstating and enhancing the historic Hulton Park estate, which includes the creation of a new international standard golf resort alongside the restoration of the parkland landscape.
A significant feature of the plan is the construction of a new link road, called "Park Avenue," which will run through the western part of the site. This road will connect M61 Junction 5 through the estate towards Atherton and Westhoughton, aiming to improve local traffic circulation and reduce congestion issues, particularly at the nearby Chequerbent Roundabout. The road infrastructure includes a new three-arm roundabout at its junction with Platt Lane along with cycleways, footpaths, and sustainable drainage systems integrated throughout the development area. The plan also incorporates a noise bund to shield residential areas and several attenuation ponds to manage surface water drainage.
How does the link road aim to ease local traffic congestion?
Bolton Council’s planning documentation states that the Park Avenue link road will provide an alternative route to alleviate congestion at key junctions such as the Chequerbent Roundabout, which has long been a concern raised by residents and local authorities. The new road will facilitate more direct travel connections from the M61 to local towns, supporting both traffic flow and access to the new housing developments. The planned three-arm roundabout at Platt Lane will accommodate two-lane entries and exits, ensuring smoother vehicle movement and including pedestrian and cyclist facilities to promote sustainable active travel.
Why is the Ryder Cup hosting decision important to the Hulton Park plans?
As reported by the BBC’s North West team, the plans to build over 1,000 homes, a hotel, and a golf course on the Grade II-listed Hulton Park estate hinge on Bolton securing the rights to host the Ryder Cup golf tournament in either 2031 or 2035. This stipulation was imposed by the then Secretary of State for Housing, Communities and Local Government, Robert Jenrick, who ruled that development permission depends on the Ryder Cup bid success.
Richard Knight, Director of Land and Communities at Peel, said he was "incredibly pleased" with the recognition of the scheme’s benefits as tied to the Ryder Cup opportunity, which would significantly raise the profile and economic viability of the development. Locals and campaigners have voiced concerns about the impact on green belt land and heritage, with campaigner Sandra Hesketh expressing deep objections, worrying about potential harm to greenbelt and listed parkland.
What community and environmental features are included in the development?
Peel L&P has released a "refreshed vision" for Hulton Park that emphasises a "park of three parts." This includes greater public access to the estate, which is currently not open to the community, by introducing new pedestrian and cycle routes through the parkland. The scheme also proposes a nature park and enhanced green spaces to support biodiversity and community wellbeing.
Additional community facilities planned include a health and wellbeing centre and a community food and drink hub, catering to residents and visitors alike. The number of new homes has been reduced in green belt and Registered Park and Garden areas to ensure the conservation of significant parkland. The housing mix is designed to meet local needs, featuring a range of property sizes and affordable housing options.
Sustainable urban drainage systems will be employed to manage surface water runoff, with multiple attenuation ponds integrated into the layout. A noise bund adjacent to the existing residential areas, such as Persimmon’s Bluebell Walk development, will protect homes from traffic noise generated by the link road.
What is the current status of planning and community consultation?
A planning inquiry into proposed changes for Hulton Park opened in early October 2025. The inquiry is set to review Bolton Council’s Planning Committee’s refusal of an application to alter the original consented plans for the site. This refusal is being appealed, and the hearing allows public and stakeholder participation.
According to the Council’s briefing, members of the public were invited to attend the inquiry, and anyone wishing to speak could notify the Planning Inspectorate. The final decision on the appeal will be made by the Planning Inspectorate after the inquiry concludes.
In parallel, Peel Land has received approval from Bolton Council’s Planning Committee for key parts of the link road design, an important milestone in progressing the overall scheme. The company is working closely with local authorities and Ryder Cup organisers to update and refine their plans, aiming to finalise the refreshed masterplan after extensive community and stakeholder consultation.
What are the economic impacts and future outlook for the scheme?
The Hulton Park development, coupled with the Park Avenue link road, is expected to support wider economic growth in the NorthFold growth corridor, a key area of growth between Bolton and Wigan. The scheme aims to deliver new jobs alongside housing and community infrastructure, contributing to the regeneration of this historically significant site.
The scheme forms part of a broader regional offer, with Peel Land highlighting the potential to unlock economic opportunities by improving transport links between the M61 and M6 motorways. The development also complements ongoing housing schemes nearby, including Persimmon Homes’ 300-home project south of Chequerbent Roundabout.
Peel intends to maintain momentum on restoration works to the Hulton Park estate and golf resort facilities to retain the hope of hosting major events such as the 2035 Ryder Cup, with targeted infrastructure investments already underway.