The 45-acre stretch of greenbelt land in Oswaldtwistle has become the centre of a planning dispute that highlights longstanding tensions in English development policy. The Issa Foundation, run by entrepreneurs Zuber and Mohsin Issa, is seeking permission to build a large cemetery on the site. Their plans have triggered strong resistance from a town of fewer than 11,000 residents, who argue the project would alter the landscape between Oswaldtwistle and neighbouring Blackburn.
In December 2024, local campaigners suggested converting the land into a nature reserve. The Foundation, however, ruled out this option and reaffirmed its intention to proceed with the cemetery project despite two previous planning applications being withdrawn following official scrutiny.
What Exactly Is the Oswaldtwistle Cemetery Proposal?
The Foundation’s first plan dates back to 2021, when it proposed an 84-acre cemetery with 35,000 burial plots. After that application was withdrawn, a revised version was submitted in October 2024, reducing the size to 45 acres and 12,250 plots. Planning officers at Hyndburn Borough Council still advised refusal, prompting the Foundation to withdraw for a second time.
If approved, the project would create the largest Muslim cemetery in the UK. For context, London’s Gardens of Peace often cited as the reference point covers 21.5 acres and contains 10,000 plots. According to the Foundation, the scale reflects regional pressures on Muslim burial space.
Local councillor Zak Khan and community activist Vinette Davitt backed the alternative idea of a nature reserve, seeing it as a way to protect the greenbelt. The Foundation declined, arguing that burial provision remains an unmet need across Lancashire.
How Do Greenbelt Regulations Apply to a Cemetery?
Under the National Planning Policy Framework (NPPF), new development on greenbelt land is generally restricted unless “very special circumstances” can be demonstrated. Cemeteries may fall within the exceptions, but only if they do not undermine the openness or the fundamental purposes of the greenbelt.
Planning officers identified nine separate grounds for refusal during their assessment, ranging from potential harm to protected trees to risks of groundwater contamination. The evaluation of “openness” a key requirement in greenbelt assessments, though not legally defined remains central to the case. The proposed 356-space car park, in particular, has raised concerns about the cumulative impact of hard infrastructure on the rural character of the site.
Why Are Residents Opposing the Plan?
Local mobilisation has been significant. The “Say No To The Cemetery” campaign has raised more than £14,000 to commission independent planning consultants, landscape specialists and legal advisers. According to campaign data, over 3,000 residents have joined the group, 300 people attended public meetings, and more than 1,000 formal objections were submitted to the council.
Traffic safety is frequently cited. Blackburn Road, which borders the site, is described in council records as one of the area’s most accident-prone routes. Large Muslim funerals often draw 400 attendees or more, and residents fear heavy congestion during peak times.
Other concerns relate to environmental impact especially the possibility of groundwater contamination as well as the loss of a landscape many consider part of Oswaldtwistle’s historical setting. Some opponents also refer to Accrington Cemetery’s estimated 90-year remaining capacity to question whether a project of this scale is immediately necessary.
How Does This Fit Into the UK’s Wider Muslim Burial Space Shortage?
Muslim burial practices, which require interment rather than cremation, create specific pressures on cemetery infrastructure. Several major Muslim cemeteries in England are approaching capacity:
- Gardens of Peace (London) filled 10,000 plots in about 15 years.
- Handsworth Cemetery (Birmingham) has reported near-capacity levels for its Muslim section.
- Dewsbury has also warned of critical burial shortages.
Researchers at the University of York’s Cemetery Research Group have repeatedly noted gaps in national cemetery planning data. As a result, some families encounter long travel distances or high burial costs, particularly in the Greater London area, where plots can cost several thousand pounds.
The Issa Foundation refers to a specialist needs assessment suggesting sustained regional demand in Lancashire. Opponents, meanwhile, question the immediacy of that need, pointing to existing burial capacity in neighbouring towns.
What Are the Next Steps in the Planning Process?
The Issa Foundation plans to submit a new application to Hyndburn Borough Council, though no timetable has been published. Once submitted, the proposal will go through the usual stages: validation, public consultation, detailed officer assessment and, finally, a committee vote.
Depending on the outcome, several scenarios are possible. The council could approve the project, refuse it (leading to a possible appeal to the Planning Inspectorate), or request modifications. Opposition groups have indicated they are prepared to pursue legal avenues if approval is granted.
Given the complexity of greenbelt policy and the level of community involvement, the dispute is expected to continue for months and potentially years as each stage of the planning process unfolds.
