Plans have been submitted to build 105 new homes on part of the Shipley Lakeside development, replacing land that was originally intended for a garden centre, leisure facilities and employment uses.
Developer Owl Homes has applied for full planning permission to develop Plot D of the former American Adventure site, which forms part of the wider regeneration of the former theme park and surrounding land.
If approved, the proposal would increase the total number of homes across Shipley Lakeside from the 307 approved under the original outline permission to 412.
What is being proposed?
The application seeks permission for:
- 105 homes
- 21 affordable homes
- A mix of two, three and four-bedroom properties
- New landscaping and public open space
- A Local Area for Play (LAP)
- Electric vehicle charging points
- Secure cycle storage
- New internal roads, footpaths and drainage infrastructure
The homes would be built on Plot D, which sits on the western side of the development overlooking Shipley Lake.
A change to the original masterplan
When outline planning permission was granted in 2016, the wider Shipley Lakeside scheme was approved as a mixed-use development.
Alongside up to 307 homes, the masterplan included proposals for a retirement village, neighbourhood centre, hotel, business park, health and care campus, and a garden centre with leisure and training facilities.
Plot D was reserved for the garden centre and leisure element of the development.
The current application would replace that approved use with residential development.
Planning documents submitted by Owl Homes state that the wider infrastructure for the site has already been delivered and argue the proposal represents an appropriate use of previously developed land.
Planning history
The former American Adventure theme park closed in 2007 after operating on land previously used for coal mining.
Following a number of planning applications, outline permission for the mixed-use redevelopment was granted in 2016.
Since then, several residential phases have been completed, along with a 66-bed care home.
Last year, a Planning Inspector also approved revised engineering works and land re-profiling on Plot D following an appeal, concluding that the works would not result in unacceptable harm to the Green Belt.
What does the application say?
The Planning Statement argues the proposal would:
- Deliver much-needed housing on brownfield land.
- Provide 21 affordable homes.
- Make use of land already identified for development.
- Deliver energy-efficient homes with electric vehicle charging.
- Generate employment during construction.
- Integrate with the existing Shipley Lakeside road network.
The accompanying Transport Statement compares the proposed housing with the previously approved garden centre use, concluding that the change would not result in severe impacts on the surrounding highway network.
What are the concerns?
A number of residents have submitted objections.
The issues raised include:
- Increased traffic on Pit Lane and surrounding roads.
- Pressure on local schools, GP surgeries and other infrastructure.
- Flood risk.
- The loss of the garden centre and leisure facilities originally proposed.
- Wildlife and environmental impacts.
- The gradual move away from the original mixed-use vision for the site.
Derbyshire County Council’s Lead Local Flood Authority has also lodged an objection at this stage, requesting further drainage information before it can support the application.
The Environment Agency has not objected, subject to planning conditions.
What happens next?
Amber Valley Borough Council will consider the application after further consultation and once outstanding technical matters have been addressed.
Residents can view the plans and submit comments through the council’s planning portal before a decision is made.
The proposal is likely to generate significant local interest because it would alter one of the final undeveloped plots within the long-running Shipley Lakeside regeneration scheme.
You can access the application here, reference number: AVA/2026/0304
One Comment
this this unacceptable the estate is too big to just have houses on it needs shops food places and maybe a pub so that the current residents who live there can meet each each other and have a good time another issue with the estate just being houses would be the closest shop/takeaway is is a 5/10 minute drive away the people of the estate want somewhere local for example bits from the small shop or a nice takeaway. The estate is also full of middle aged children who if these shops opened it would make more part time job opportunities the estate is too big to just have homes on it needs other things the residents can do and it would bring life to the area and it would help the local economic.