Following its submission in late June, the consultation for Universal Destinations & Experiences’ request for planning permission for an Entertainment Resort Complex in Bedford, UK is now live. Attraction Source rounds up all of the notable details within the accompanying documents, plans and drawings.

What’s being proposed by Universal?

Although Universal Destinations & Experiences (UDX) announced in April that it intended to proceed with developing a UK theme park and resort, with the UK Government also confirming their support, the submission of the request for planning permissions formalises these intentions. With the documents submitted, Universal set out their vision for the UK resort which will see guests “experience blockbuster attractions, adrenaline-pumping coasters, and mind-blowing spectaculars” in what is described as “a new vision of our Studio Parks”. Although the planning documents of course make no reference to the specific intellectual properties (IPs) that will feature in the theme park, it is teased that guests will “come face-to-face with incredible creatures, heroes, and villains” and “discover great food, new laughs, new ways to play, and step into immersive worlds they’ve only ever dreamed of.”

In order to realise this vision, Universal are seeking planning permission for:

“an Entertainment Resort Complex (ERC) comprising a theme park and associated uses including retail, dining, and entertainment; visitor accommodation; sport, recreation, leisure and spa facilities; venues with conference and convention spaces; associated services and uses for any operational or administrative functions; utilities generation, storage, collection, treatment and processing facilities associated with the ERC; vehicle parking, maintenance and servicing; access routes and circulation spaces; landscaping; utility conveyance infrastructure; and use of land necessary to support construction.”

The Minimum Development Programme (MDP) of the ERC to be delivered in the initial phase is designed to accommodate 8.5M annual visitors with 55,000 visitors per peak day and 23,000 on an average day. The MDP will incorporate:

  • A “Theme Park of at least 32.37 hectares in size (excluding guest parking) with emphasis on highly immersive storytelling and theming with an international draw, focused on providing a first-class guest experience;
  • Dining and entertainment venues available to ticketed and non-ticketed visitors to the ERC;
  • Visitor accommodation with a minimum of 500 hotel rooms;
  • Associated services and uses for any operational or administrative functions, such as office buildings and warehouse/storage facilities;
  • Vehicles and cycle parking, including a minimum of 7,106 car parking spaces, 100 coach parking spaces, and 250 cycle spaces;
  • Green infrastructure including an environmental enhancement area(s) to be provided at a minimum of 49.3 hectares; and
  • Active travel routes throughout the site, which will facilitate connections from the ERC to the surrounding active travel network.

The planning permission request also encompasses the associated infrastructure necessary to support the full buildout of the ERC, comprising:

  • A new A421 Junction and dual carriageway access road.
  • Realigned and upgraded Manor Road to a dual carriageway access road between Ampthill Road and the Marston Vale Railway Line.
  • An expanded Wixams Rail Station.
  • Once the expanded Wixams Rail Station is provided, shuttle bus service between the expanded Wixams Railway Station and the Theme Park.

How will the resort develop over time?

‘Full Buildout’ of the resort is expected to occur over a 20-year period following the opening year, in order to achieve total annual visitors of 12.5M, with attendance of 31,250 on an average day and 81,250 on a peak day. Therefore, while the initial phase that opens in 2031 will be focused on the core components of the theme park and entertainment experiences, Universal intends for the resort to flexibly adapt to growing and diversifying visitation over time.

This will come through “implementing new amenities or refreshing experiences through new technologies and creative design solutions” that will extend guest stays and ensure “that the resort is consistently among the world’s most innovative, thrilling, and immersive entertainment experiences”. It’s noted that these “may include additional overnight accommodation and retail, dining and entertainment, event, and community spaces, or other interactive experiences”. Universal are also seeking the flexibility for the change of use of buildings and land within the site between different permitted uses along with “the maintenance, inspection, repair, adjustment, alteration, removal, demolition, clearance, refurbishment, reconstruction, replacement, redevelopment, reinstatement, extension, expansion and improvement of any part of the Entertainment Resort Complex and the Utilities”.

UDX has developed this vision into a single statement which will guide the design of the ERC:

“To provide a world-class Entertainment Resort Complex which creates immersive, memorable and emotionally thrilling moments for people of all ages that are accessible through a range of transport modes, including road and rail, that generates significant economic benefits, both locally and further afield and seeks opportunities for local environmental enhancements.”

How will planning permission be given?

Universal are seeking planning permission for the ERC via a Special Development Order (SDO). An SDO is an alternative to a planning permission granted by a local planning authority (in this case Bedford Borough Council), a local development order or a development consent order. An SDO will take the form of legislation made by the Secretary of State granting planning permission for the development set out in the order, hence the planning decision is effectively made by central government, specifically the Ministry of Housing, Communities and Local Government (MHCLG).

The reasons for taking this route, are set out by Universal within the submitted documents, and include considerations such as: timeliness for obtaining planning permission in order to achieve a 2031 opening, to ensure coordination between different agencies, to allow permission to be obtained for all the different components of the development under one submission, to provide sufficient flexibility to operate over time, and to reflect that there are anticipated to be matters and benefits at the national level to consider.

As part of its planning submission, Universal have conducted an Environmental Impact Assessment (EIA) – a legal requirement for certain types of projects that have the potential to cause significant beneficial and/or adverse environmental effects. The EIA process identifies potential significant beneficial and adverse environmental effects of a project and describes how these environmental effects will be enhanced or mitigated, respectively. An Environmental Statement has then been prepared, identifying that a range of mitigation measures relating to both the Construction Phase and the Operational Phase are necessary.

What details are available within the plans?

While the request for planning permission is accompanied by a significant number of documents, containing a large amount of information, they do not set out the detailed design of the resort and theme park. Instead, there are proposed to be Design Standards approved under the SDO in order to control the way in which development will come forward and ensure this is consistent with the approved proposals, with these also containing controls on height and articulated skyline. Additionally, as with any planning permission, they will be a number of conditions attached to this, which will have the effect of requiring compliance with specific documents, as well as requiring submission of further detail in certain circumstances. For the purpose of setting out the proposed development, the overall site has been split into four zones being: Core Zone, Lake Zone, West Gateway Zone, and East Gateway Zone.

Core Zone

The Core Zone corresponds to the land to the south of Manor Road, which will be the focus of the initial phase, encompassing the proposed Theme Park, 500 bedroom hotel, Entry Plaza and Transport Hub. There will be a car and coach park available for those visiting the theme park and entry plaza, along with a Valet Parking service area and a dedicated car park for Universal Team Members (i.e. staff).

It is stated that “the theme park(s), amusement park(s) and/or water park(s) to be provided as part of the Entertainment Resort Complex shall only be provided in the Core Zone”, hence this seemingly rules out a second gate being located in another part of the site in the foreseeable future. Indeed, in response to suggestions to open a second gate received during the public consultation phase, Universal note that it “welcomes the support for a second gate” and that they have “incorporated the potential for an expansion of the theme park to be delivered in the southern part of the Core Zone”. It’s worth noting that the reference to a water park could suggest that Universal have intentions to open such an attraction as part of its expansion plans for the resort.

Lake Zone

The Lake Zone corresponds to the land to the north of Manor Road. There is limited development proposed for this zone as part of the initial resort phase, with a Utility Compound in the southernmost part of the zone the most notable component. However, this zone is ultimately intended to accommodate business hotels with up to 2,000 bedrooms, along with further hotels/accommodation consisting of 3,370 bedrooms, as well as a Convention Centre with gross internal area (GIA) of 55,000sqm and a sports complex with indoor and/or outdoor playing fields and venues. It is intended for the latter to compete internationally with similar facilities, such as at PortAventura World, with the intention to primarily host international and national youth games, whilst providing facilities for local community use. Reference is made to “camping and caravaning accommodation” being potentially provided within the Lake Zone.

Any dedicated conference/convention facility (i.e. outside of a visitor accommodation facility) and any sports venue with outdoor playing fields is stipulated to only being provided within the Lake Zone. Therefore, when taken with the equivalent restrictions applicable to the Core Zone, this seems to reflect an intention to clearly distinguish the Lake Zone as being only for secondary use in the short-medium term. A large proportion of this zone will also be subject to ecological enhancement and the creation of new habitats.

West Gateway Zone

The West Gateway Zone will be the principal entry point to the resort for guests arriving by road, with this being where the new A421 junction and dual carriageway access road will be created. The road will cross the Marston Vale Railway Line by bridge into the Core Zone. Visitors and staff departing the resort and heading west or south will join the A421 via a new southbound slip road at the new A421 Junction, while those heading north or east will use the existing Woburn Road and Marsh Lees interchange with the A421.

To support this, a Highway Service Area is planned for this zone with 16 fuel pumps to enable guests to refuel their vehicles before departing the resort. Additionally, it is noted that restaurants (occupying an area of up to 5,866sqm) and a 200-bedroom hotel could be added to this zone as the resort develops.

While a site for a new station on the East West Rail (EWR) line has also been safeguarded in this zone, it is noted that this is not a central part of the transport vision for the resort, with a mixed use fall back option for the area if EWR decide not to proceed with a station in this location. In the absence of an EWR station serving the Site, shuttle coach services between Milton Keynes Central Station and the Theme Park entrance are proposed to be offered, with a weekday peak hour level of service of 14 buses per hour.

East Gateway Zone

The East Gateway Zone will be located on the other side of the site and will incorporate the Wixams Rail Station and Manor Road itself, which will be utilised for providing a shuttle bus service from Wixams Rail Station to the Transport Hub located in the Core Zone, with a weekday peak hour level of service of 35 buses per hour.

While the construction of Wixams Rail Station on the Midland Main Railway Line already has planning permission, included within Universal’s planning request are plans for a larger four-platform, four-track station. These expanded proposals are intended to replace the existing permission. The station will be serviced by East Midlands Railway (EMR) and Thameslink trains currently operating on the line, which will in the future be able to stop at the expanded station.

What are the maximum heights applicable to each zone?

Across the development, Universal note that there will be buildings and structures of various heights, in line with the “Open Sky Concept Articulated Skyline” Design Standard which requires the development to incorporate variegated skylines with extensive open sky views, to add visual interest and to help reduce landscape and visual impact. It is explained that an articulated skyline is achieved by incorporating components of varying heights, although most buildings will not reach the maximum height limits and will typically range in height from 20m to 30m, with only a few rising to a higher level to create visual interest and orientation within the theme park, and facilitate development in the other zones. These components have been separated into four groups:

  • Low Components with a Maximum Height up to and including 10 metres.
  • Medium Components with a Maximum Height over 10 metres up to and including 20 metres.
  • Tall Components with a Maximum Height over 20 metres up to and including 75 metres.
  • Maximum Height Structures with a Maximum Height of between 75 metres and 115 metres.

Maximum Height Structures will be “non-occupiable or non-habitable features where the destination is difficult to access or inaccessible, such as architectural features of buildings (i.e. cornices, eaves, gutters, towers, spires, monuments, skylights, flagpoles, domes and cupolas), cranes temporarily mounted on buildings during construction, fire or parapet walls, roof structures for housing elevators, stairways, tanks, ventilating fans, solar energy collectors or similar equipment to operate and maintain the building, or in the case of an amusement ride, tracks or other structural components”. This is to allow for the signature and feature elements of the Theme Park, as well as infrastructure such as communications equipment.

Within the Core Zone it is stated that development will be predominantly Low Components, although up to 30% of the land area within the zone may have components that are higher than Low Components (with up to 10% of the land area being Tall Components and the remainder being Medium Components), and up to 3% of the land area may have Maximum Height Structures. In respect of the Maximum Height Structures, it is noted that these will be of varying heights but that no more than 0.2 hectares of each structure may extend beyond 75m and each structure will be a minimum of 20m from any other structure.

Hence, this means that within the Theme Park, there will be a so-called ‘attraction overlay zone’ where the maximum height of any component will be 115m, whilst the maximum height of an occupiable floor would be 75m. Universal note that they are proposing this maximum height “to allow the proposed Theme Park to compete with other attractions in Europe” given that “taller attractions are more common in Europe, where rides need to be taller to create the experience, as space is more constrained”. This suggests that Universal could be targeting the record for the tallest roller coaster in Europe given that this height would just marginally exceed that of Red Force located in Ferrari Land at PortAventura World, which stands at 112m. Indeed, the concept image seems to include a coaster that features a large spike element.

Within the Lake Zone, up to 40% of the land area may have components that are higher than Low Components, with up to 15% being Tall Components and the remainder being Medium Components.

The West Gateway Zone will also feature a similar mix of building and structure heights, with up to 40% of the land area potentially having components that are higher than Low Components, with up to 15% being Tall Components and the remainder being Medium Components. However, in the East Gateway Zone the majority of development will be limited to Low Components, with up to only 20% of the land area potentially having Medium Components.

There are four ERC Expansion Areas identified which appear to correspond to land/properties that are not all currently owned by Universal and would require a change from residential use. UDX’s central position is that the residential properties within the site boundary will remain in residential use, although it has also considered an alternative scenario whereby the 17 residential properties (along Manor Road and one property on Broadmead Road) are repurposed for non-residential use. If the respective conditions are met to bring them within the boundaries of the ERC, then any structures located on these would be limited to a height of 10m.

The overall approach is to allow the tallest structures within the theme park area and the centre of the Lake Zone, with lower heights towards the site perimeter and where required to address the relationship with sensitive receptors. An alternative scenario was considered, whereby the proposed road through the Lake Zone was more centralised rather than closer to its perimeter, however this would shift the taller heights away from the centre of the zone.

Can we expect any more details to be submitted if the planning request is granted?

For the Inner Core Zone (ICZ) (which is principally the Theme Park, amusement park and/or water park), the intention is for any planning permission granted to allow Universal to bring forward development in compliance with the approved Design Standards without the need to submit and have approved further, more detailed, plans. The only requirement will be to submit a verification check confirming compliance with the Design Standards and any other relevant controls. This is with the purpose of providing Universal with the “flexibility to deliver the high quality, themed, immersive environment that they specialise in”. Part of the reasoning behind this is to presumably protect the specific identities of the “immersive worlds” that will await within the Theme Park.

However, it is envisaged that a separate Zonal Masterplan and Zonal Design Standards for the Core Zone Perimeter (defined as a 10m strip around the edge of the Core Zone) and all other Zones (being the Lake Zone, West Gateway Zone and East Gateway Zones) will need to be submitted and approved by the Secretary of State. This will be required before commencing any development within these zones, other than preliminary and preparatory works. Each Zonal Masterplan shall include details of the location of any sub-zones within the relevant zone, the areas of the ERC to be provided in the relevant zone and the areas for vehicular, pedestrian and cycle routes. The Zonal Masterplan for the East Gateway Zone will also need to identify any areas for rail-related development. Once these are approved, detailed design approval would not be required. In addition, details of external appearance are required for any building or structure over 45m outside of the ICZ.

Nonetheless, there remains the ability to submit detailed design proposals for approval for any aspect of the development. Even though specific details are not given as part of this submission, it is noted that Universal is considering opportunities for the re-use of remaining bricks from the former brickworks as part of the detailed design of the resort.

What will arriving at the resort be like?

Universal set out how guests will be “welcomed to the resort through an environment that has been carefully curated to include scenic landscaping, lighting, signage, and intuitive wayfinding”, which will create a sense of arrival and transition guests from their mode of arrival and into the pedestrian realm. For those arriving by car, this will include tree-lined boulevards and layered landscaping with unique planting. For those arriving by train and bus, it will include a safe and positive experience of moving through the transport hub with ease. Guests can expect to be surrounded by a cohesive design consisting of layered landscaping, gardens and promenades, as well as plazas and fountains that create areas of respite along the way to the entrance of the Theme Park, while serving as a means to decompress within a calm and serene environment at the end of the day.

This space will lead guests (as well as team members) to the security hub, through which all must pass to access the Entry Plaza. The security will serve as a transition from the serene and natural environment of arrival into a “much more festive and exciting area” where lights, music, and a heightened level of energy will prepare visitors for the theme park experience in the morning and extend their stay into the evening with specialty restaurants, live entertainment and retail experiences. This will consist of theatres, cinemas, music and dance venues, nightclubs, hot food takeaways, restaurants, bars, shops (including themed retail), cafes and tattoo parlours, along with indoor and outdoor cultural facilities, including exhibition spaces, art galleries, museums and prayer rooms.

It’s noted that, although designed primarily for ticketed guests, these facilities will be accessible to the general public. Therefore, while referred to as the Entry Plaza in the formal planning documents, it seems this area will be the resort’s CityWalk, as seen at other Universal resorts.

What awaits within the Theme Park?

The entrance to the Theme Park will be accessed through ticketing and turnstiles adjacent to the Entry Plaza. As reflected in the concept art released in April, the entrance to the theme park will feature the iconic Universal Arch in order to create a special entry experience.

Within the theme park, it’s promised that guests can expect “the immersive environments and diverse spaces that they have come to expect from a Universal destination”. This will consist of:

  • events spaces, rides, attractions, pools, shows, entertainment venues, art and creative imagery, theatres, and cinemas, all or some of which may involve water, special effects (including fire), and/or be enclosed;
  • retail, dining and entertainment facilities comprising venues for the sale of food and drink (including indoor and outdoor alcoholic beverage venues), retail venues, music and entertainment venues, dance clubs, nightlife entertainment and related facilities;
  • permanent and/or temporary exhibition or multi-use spaces, including seasonal event venues and spaces; and
  • parades, shows and displays, including use of drones, indoor and outdoor concerts, fireworks, pyrotechnics, laser, light or projection shows, and seasonal events.

While details on the themes that are set to feature are not provided, the Theme Park is noted to “comprise different lands that are made up of a distinctive blend of landscape, hardscape and architectural character seamlessly woven together to tell a story and transport guests to imaginative worlds”. These lands will “focus on the pedestrian scale to create the emotional connection to each story but also include occasional long-range vistas across the park and attraction components that punctuate the skyline”, with these elements intended to “serve as intuitive guideposts leading guests around the Theme Park with a sense of discovery and exploration”. Something of a layout for the Theme Park is visible within the drainage plans within the planning submission, although it is not possible to ascertain much from this.

Provision is made within the documents for the Theme Park’s opening hours to fall between 07:00 to 23:00 during normal operation from Monday to Sunday, including bank holidays. However, it’s noted that typical opening hours will be 09:00 to 21:00, which will nonetheless still represent much later opening hours than UK theme park goers will be used to.

Additionally, permission is sought to allow the Theme Park to say open until 02:00 for seasonal events up to 60 times in a calendar year, with Halloween Horror Nights specifically referenced seemingly confirming Universal’s intention to deliver a version of this iconic event at its UK resort. Universal also wish to have the ability to open until 01:00 up to 5 times a year on or around Chinese New Year, 5th November, Diwali, Christmas or New Year’s Eve, as well as a further 30 times for special events (including private events).

In the context of these opening times, Universal indicates that outdoor amplified music will finish no later than 23:00, except during Halloween Horror Nights and other special events when such music may extend up to 00:30. Furthermore, permission is sought for no more than 10 Fireworks show each year, with at least five of these taking place on or around Chinese New Year, 5th November, Diwali, Christmas or New Year’s Eve, when the displays may take place after 23:00.

While it is stated that “no regular firework displays are anticipated as part of the day-to-day operation”, indicating that these will be saved for special occasions, it seems that drone shows could be a more regular occurrence – these are referred to in the planning documents without reference to an upper limit on the number of occurrences. Regardless, both the Fireworks and drone shows will have a minimum horizontal clearance of 50 metres from any Ecological Enhancement Areas and will take place on/above Universal owned property. The application also allows for day-to-day pyrotechnics, including special effects used in attractions and shows, that are expected to operate in short bursts.

The multi-functional spaces will take the form of sound stage facilities which are designed for versatility due to the large interior spaces and the ability to control thematic environments (lighting, sound, set structures). It is noted that the “Theme Park may utilise these spaces for private parties, special ticketed events (such as Halloween Horror Nights or Fan Fest Nights) or shows”. Other uses are noted to include for “training, classes, or office spaces” and “mock-up demonstrations for future development testing”.

What accessibility measures will the Theme Park incorporate?

Universal state that accessibility is built into many aspects of the design of the Theme Park, with measures including:

  • Wide and smooth pathways to make it easy for guests using wheelchairs or mobility aids to navigate with ease.
  • Strategic placement of ramps and elevators to ensure all of the ERC is accessible to all.
  • Placement of toilet blocks in easy to navigate locations, with incorporation of accessible facilities.
  • Offering a variety of accommodations at the hotels and restaurants, to ensure that every guest feels comfortable and supported during their visit.
  • Designing attractions to accommodate a wide range of ages and abilities, with an attraction or roller coaster typically having one seat or row that can accommodate guests with walking impairments or wheelchair users.

Reference is also made to the implementation of assistive technology, such as captioning, audio description services for shows and attractions, as well as tactile maps and guides, to enhance the experience for guests with sensory, visual or hearing impairments. The resort’s app will also provide more accessibility information, along with team members receiving training on accessibility issues. Sign language interpreters will also be available at various shows and performances.

What benefits will the resort bring?

Universal specifically highlight a number of key benefits arising from the development. Firstly, thousands of jobs are expected to be generated during the construction phase, with an estimated peak on-site workforce of 5,380 in winter 2029. Then, once the resort is operational, this is anticipated to create 8,050 new jobs in the first full year of operation, rising to 10,000 by year 20 of operation. These jobs will be across a variety of skill levels (although 81% will be ‘Vocational Skill’ or ‘Limited Skill’ roles), sectors and working hours, providing a variety of opportunities for people to gain employment, upskill, and further their professional development. With 2/3 of those filling operational roles expected to live in Bedford / central Bedfordshire, this is reported to represent a 9.3% uplift to total employment in Bedford and 3.9% uplift to total employment in Bedford / central Bedfordshire.

UDX has also committed to specific measures in an Employment and Skills Plan on how they will work with local institutions and businesses to support a healthy and growing economy, improve educational outcomes locally, enhance employability, and promote inclusivity and equity. These include: delivering at least 800 Creative Industries jobs at the ERC in its opening year and maintaining this level for at least five years; providing a minimum of 55 apprenticeships annually from the second full year of operation, rising to 70 by the fifth full year of operation; and supporting 100 high-risk or socio-economically disadvantaged students annually by the second full year of operation.

Additionally, UDX will establish programs to serve local community needs, create unforgettable experiences, and inspire future innovators, with these being implemented through a combination of community partnerships, charitable financial and in-kind contributions, and volunteerism. The development also incorporates UDX’s commitment to ecology and landscaping areas that help to celebrate the beauty of the natural world, with the proposals including the planting of thousands of trees and dedicating large areas for ecological restoration and enhancement.

Universal believe that the development will provide an overall contribution of £35 billion net additional GVA (NPV) to the UK economy over a 30-year appraisal period (comprising construction and the first 25-years of operation) and generate £14 billion (NPV) in net additional tax returns to HM treasury over the same 30-year period. Additionally, at the local level, a further £104 million (NPV) would be expected accrue to Bedford BC (i.e. via business rates retention), facilitating the delivery of additional local services.

Why did Universal choose the UK, and specifically Bedford, for the location of the resort?

Universal believe that the development will fill a gap in both the UK and European theme park markets. While UDX describe the European market as “vibrant and growing”, they suggest that it is lacking in world-class destinations outside of Disneyland Paris. The development is therefore described as being “a generational opportunity to deliver jobs and growth but also to create a new strand to the UK’s bow as a tourism destination”, with the intention of being “the most successful in Europe”. This is reflected in the split of domestic vs international visitors being expected to transition from 70:30 in the resort’s opening year to 52:48 in future years.

When specifically considering the UK theme park industry, Universal describe growth as being tepid, which they attribute to the impacts of Brexit (both actual and perceived) as a barrier to entry and the Government ending the VAT Retail Export Scheme. However, Universal note that provisional data for 2024 indicates that inbound visits to the UK have, for the first time, surpassed pre-pandemic levels, and that the UK ranks highly among the most visited countries and in the World Bank’s ‘Ease of Doing Business’ rank. This is said to indicate that the foundations for the delivery of a new world class destination are in place and that “the lack of any world-class theme parks” in the UK (when the country “might expect to have a minimum of two global theme parks”) shows a clear under provision.

The documents explain how “UDX identified an opportunity to provide a new ERC in Europe and has been looking for a suitable site for some time”. The UK is said to be well-suited due to “its temperate climate and good links with the rest of Europe, as well as a population with a strong connection to Universal parks”. The site selection process is noted to have begun in 2022, with the site in Bedford ultimately chosen because of its proximity to London, excellent transport links (i.e. road, rail and air), reasonable employment catchment area, and presence of educational institutions to potentially provide workforce training, and availability of the land on commercially reasonable terms.

UDX are said to have also identified a potentially suitable site to the northeast of Milton Keynes, close to Junction 14 of M1, referred to as the Newport Road site. However, commercially acceptable terms could not be agreed on this sit, hence it was not considered to be viable.

Universal do also acknowledge The London Resort development which saw a different developer submit a Development Consent Order (DCO) application in 2020 that was ultimately withdrawn in 2022 due to Natural England’s intention to have the site designated as a Site of Special Scientific Interest (SSSI). Given the SSSI designation, along with viability concerns and economic reasons, UDX note that prospective site for The London Resort on the Swanscombe Peninsula was not considered to be a commercially reasonably alternative.

What timeframes are provided for the project?

The government consultation on Universal’s request for planning permission will be open until midday on 31 August 2025. Once concluded, a formal decision will then be issued, which will enable the project to proceed, if the decision is to approve. This will represent the culmination of a process which began in September 2022, when Universal first opened dialogue with key stakeholders.

The indicative timeline for the sequencing of construction works included amongst the documents then suggests that works could commence on-site as soon as Q3 2025. Over the course of 2026 and 2027, the work on-site would be focused on the initial enabling, infrastructure and utility works, with the resort construction getting underway at the end of 2027. This construction would progress alongside that of the roadway and railway works over 2028, 2029 and the first half of 2030. It is noted that there will be a requirement for out of hours working within the Core Zone for Theme Park ride and show fit-out activities during the final 18 months of the construction programme.

The timeline then actually suggests completion in Q3 2030, despite a 2031 opening being consistently referenced throughout the submission. Clearly a project of this scale is vulnerable to delays, hence this would suggest that contingency is built in to ensure that a 2031 opening is achieved. In terms of when in 2031 that the resort is intended to open, within the documents it is noted that “UDX targets the Grand Opening of its entertainment resort complexes during the spring or summer”. Separately, a graph which shows the expected profile of deliveries over the construction phase runs to April 2031, perhaps suggesting a May opening date similar to that of Epic Universe.

As seen most recently with Epic Universe at Universal Orlando Resort, there is anticipated to be a Soft Opening Period in advance of the Grand Opening. This will see the Theme Park open for “technical rehearsal to allow employees an opportunity to deliver guest services in a real-time operating mode, but in a controlled environment for training purposes”. This period will be characterised by limited attendance, limited hours, and/or limited attraction availability.

Final thoughts

Universal’s submission to support the request for planning permission for an Entertainment Resort Complex in Bedford, UK undoubtedly reinforces the exciting ambition and scale of the proposed development. It is clear that it would be unlike anything offered by the existing attractions in the UK theme park industry and indeed would likely become one of the top theme park destinations in Europe. The submitted documents reflect the significant amount of work and consideration that has already gone into the project, with buy-in seemingly obtained from all of the key parties to ensure that realisation is viable. Hopefully this means that the proposals are well-positioned to be approved later this year – then the six-year countdown can truly begin!

What are your thoughts on all of the details about Universal’s proposed UK resort that have been revealed by the planning documents? Let us know via the Attraction Source social media channels.

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