The Secretary of State for housing has ruled that 1,000 homes, a hotel and golf course can be built at Hulton Park in Bolton - but only if the town is successful in its bid to host the Ryder Cup in 2030 or 2034.
Secretary of State for Housing, Communities and Local Government Robert Jenrick has given planning permission for Peel L&P's major development, which could mean 1,036 homes built on the 1,000-acre historic estate.
They would be constructed alongside a championship-grade golf course and 142-bed hotel, if the bid by Peel L&P's to host one of the world's most famous tournaments there is successful, according to the Local Democracy Reporting Service.
This comes after a three-week public inquiry was held in Bolton last October.
Bolton Council gave the green light to the plans in 2018, but its decision was called in by the Secretary of State following a hard-fought campaign by Hulton Estate Area Residents Together (HEART) who led objections at the inquiry.
It is the first time that the government has intervened in a decision by Bolton Council in such a way since the new Wanderers' football stadium and the major out-of-town retail park in Middlebrook were signed off in 1995.
HEART secretary Sandra Hesketh said she feels "sick in her stomach".
She said: "It's very disappointing. We wonder if the inspector really understood our arguments because she's discounted everything our expert witnesses argued. Harm to the green belt, the heritage - it just doesn't make any sense.
"The only good thing is there's a condition that it will only go ahead if it is chosen to host the 2030 or 2034 Ryder Cup and if it doesn't go ahead, they can't do it."
The decision comes just days after a government-appointed inspector overturned a Bolton Council decision which allows Bellway Homes to build another 167 homes on protected feels at Bowlands Hey.
But unlike the Westhoughton site, where 129 houses are already under construction, the Hulton Park Estate is classified as green belt land.
Westhoughton councillor Anna-Marie Watters said her heart sank when she heard the news that another major development had been approved nearby.
She said: "We're in the hands of developers and developers can see that.
"What's the point of having different categories of land. What the point of having green belt? It's a free for all."
A full report by planning inspector Karen Ridge, who recommended the Secretary of State approves the application, was published on July 30.
The validity of the Secretary of State's decision may be challenged by making an application to the High Court within six weeks of this date.
There has not yet been a decision as to who will host the 2030 and 2034 Ryder Cup tournaments, and it's not known exactly when it will be made.
