On reading through the Wakefield LDF and other related documents there are a number of statements and statutory obligations which give me great hope for a positive outcome for Newmarket.







The general feel of the Governments Planning act in 2004 and the Wakefield LDF lend to the feeling of positivity about the success of Newmarkets planning application(s).

Much of what is written in those documents not only supports this type of development but almost demands them Indeed, some of the benefits that Newmarket will offer will go some way to meeting WMDCs legal obligations.

I don't want to appear to have quoted these statements out of context so if anyone doubts their meaning they should look up the Wakefield LDF Policies on Google.

The thing that gets me is that the vast majority of stadium threads have had little or no substance and have rolled on to 20 plus pages sometimes. This news is HUGE and nobody has even clicked?????

I've got to say when I read the documentation for the first time I was over the moon.
WMDC would never come out in public and plough their weight behind the scheme from the very start because IMO they fear alienating anyone (Wak v Cas or NIMBY's). However this places the ball squarely in our court.

It's the nature of the information, in that detailed planning guidance is never going to be an interesting read. I don't think of myself as an intellectual slouch, but my eyes glaze pretty quickly when I see the word "regulation".

Could someone put it all in the simplest, broadest terms, for all of us slowcoaches out there.

And this thread was never going to be as long, because a full-on manhood measuring contest is always going to take a long time and attract much excitement. A quick peer down your boxers and a "looking good!" is a much quieter affair.

Essentially, the delay in considering the outline planning application seems to have worked in our favour, as the project now has a different, more progressive set of criteria to be assessed against.

Was this political delay deliberate?

If we had been assessed "on time", we may have struggled with PP, or certainly risked a lengthy Public Inquiry. It certainly looks like we are for more likely to achieve PP at the first attempt now.

Basically what the new regulations state are that; Newmarket is now marked out OFFICIALLY as an area for employment, with the preferred choice being warehousing and distribution.
It also identifies the land as being a mix of brownfield and greenbelt, but states that the site offers the best location for such a development within the city. Because of this prime location and sustainability the gifted title of "greenbelt" is null and void.

In fairness, quite a few people predicted this would happen (myself included) so probably felt no need to comment; the lengthy threads you're referring to are artificially padded by inane propaganda from our Castleford Liaison Officers, so not a fair reflection of WTW fans interest in the topic.

This is great news and has probably panned out just as Yorkcourt hoped - now roll on September!

I wonder if the club think ,if they get the outline planning sorted in September ,it will allow them more opportunities in the transfer market,it would look a better sell to any potential player.

It certainly would be a boost, the downside being lot of the better players available will have been snapped up by then.

I don't tend to post on topic's with regard to the council and political in's and out. It isn't because i'm not interested but because the reality is i don't have the knowledge and experience to know what knock on effects it will have for Wakefield Trinity.

But i've had a browse at the document and i'd say on the whole there looks to be snippets which suggest it bodes well for the OPP in September. If Sandal Cat & Armadillo are confident then it must be good news. So lets keep our fingers crossed come and hopefully we'll be building soon

I would note this:

We have all spent much energy in venting about things the council have done to make life difficult - especially in relation to Thornes Park and, more recently, with regard to the possible ground share.

Although it took some persuading, the council accepted what our 'Trinity' (Club / Trust / Developer) were telling them - i.e. give us the planning permission and we'll give Wakefield a stadium.

This LDF plan. although not something we didn't know about, now becomes a major part in the overall jigsaw that is needed for Newmarket to happen. We should, therefore, be gratious towards our local authority when news such as this arises as these are exactly the type of actions which we hoped to bring our council to make as a result of all the campiagning we have done.

The posters on here are correct - do not underestimate the significance of this news!

If this proposal goes ahead will York Court still be happy to fund a Stadium when they are only getting land to develop 34% (Square Footage) of the original development?

And what gives you the impression that a) they will only develop 34% of the total or b) that they can't do the deal to build it? You clearly think you have inside information!

... or is praying like hell we dont get the Stadium!

TBF, that seems to be true of every poster on every one of these threads on both boards …

Quote ="TRB"And what gives you the impression that a) they will only develop 34% of the total or b) that they can't do the deal to build it? You clearly think you have inside information!'" The LDP plan shows an area which only covers Units 1a, 1b, 3 and 7 shown on the submitted plans aprox 681,000 sq ft out of a total of 1,974,000 sq ft I can look at a plan and compare it with another! By the way I hope we both get our stadiums !!! www.wakefield.gov.uk/Planning/Sp ... foMode=xml

Quote ="TRB"And what gives you the impression that a) they will only develop 34% of the total or b) that they can't do the deal to build it? You clearly think you have inside information!'" The LDP plan shows an area which only covers Units 1a, 1b, 3 and 7 shown on the submitted plans aprox 681,000 sq ft out of a total of 1,974,000 sq ft I can look at a plan and compare it with another! By the way I hope we both get our stadiums !!! www.wakefield.gov.uk/Planning/Sp ... foMode=xml

I wonder, hypothetically, whether the developers have worked out the lower level for the development and entered bigger plans so that they can be seen to be cutting back to meet public and council opinion.
The smaller initial development doesn't mean they can't do the stadium. Doesn't have to be an either/or.

bigalf - Don't link the exact area shown in the LDF, which is just the old Newmarket Colliery site area which is not land currently in or reclaimed for agricultural use, to mean that York Court will change their planning application or only get that area to develop in the granting of outline planning permission.

The LDF is one thing and the planning application another entirely!

The LDF is proposing that a large proportion of the land which is also currently (and coincidently) contained within York Court & the Stadium trust's current application be re-designated an employment area for type B8 development. This effectively will potential remove any issues now (or in the future) in terms of the development of this area of land. The proposed ground development being entirely outside of this area is a good thing as well, as in actual fact getting permission to develop something else in an area that has been specifically designated for a certain type of use, is actually harder than getting permission on an area not strictly designated, even in Green Belt! York Court are also currently asking to develop units & offices outside of this area and therefore they will have to (and I am sure will) present a commercial case for the need and requirement to do so, including land ownership boundaries, which the planning policy team (who are different people to the planning officers BTW) at WMDC people have no knowledge of when putting these things together. The planning officers and committee will have to take all of this into consideration if and when it grants permission but understanding that the proposal does use all of the land proposed to be re-designated. Also, WMDC HAS to find and grant permission for 95ha of B8 development land on the M62 corridor and the full York Court area (excluding the stadium) is still somewhere short of even doing that!

As TRB had said, this is really good news, and while we knew this might happen and the requirement for WMDC to allow to be developed an additional 95ha was known, it has happened!

Quote ="Inflatable_Armadillo"bigalf - Don't link the exact area shown in the LDF, which is just the old Newmarket Colliery site area which is not land currently in or reclaimed for agricultural use, to mean that York Court will change their planning application or only get that area to develop in the granting of outline planning permission. The LDF is one thing and the planning application another entirely! The LDF is proposing that a large proportion of the land which is also currently (and coincidently) contained within York Court & the Stadium trust's current application be re-designated an employment area for type B8 development. This effectively will potential remove any issues now (or in the future) in terms of the development of this area of land. The proposed ground development being entirely outside of this area is a good thing as well, as in actual fact getting permission to develop something else in an area that has been specifically designated for a certain type of use, is actually harder than getting permission on an area not strictly designated, even in Green Belt! York Court are also currently asking to develop units & offices outside of this area and therefore they will have to (and I am sure will) present a commercial case for the need and requirement to do so, including land ownership boundaries, which the planning policy team (who are different people to the planning officers BTW) at WMDC people have no knowledge of when putting these things together. The planning officers and committee will have to take all of this into consideration if and when it grants permission but understanding that the proposal does use all of the land proposed to be re-designated. Also, WMDC HAS to find and grant permission for 95ha of B8 development land on the M62 corridor and the full York Court area (excluding the stadium) is still somewhere short of even doing that! As TRB had said, this is really good news, and while we knew this might happen and the requirement for WMDC to allow to be developed an additional 95ha was known, it has happened! '" They are only short of 5ha unless I am reading the last column on the right wrong which total 90ha :- consult.wakefield.gov.uk/portal/ ... 0165393417

Quote ="Inflatable_Armadillo"bigalf - Don't link the exact area shown in the LDF, which is just the old Newmarket Colliery site area which is not land currently in or reclaimed for agricultural use, to mean that York Court will change their planning application or only get that area to develop in the granting of outline planning permission. The LDF is one thing and the planning application another entirely! The LDF is proposing that a large proportion of the land which is also currently (and coincidently) contained within York Court & the Stadium trust's current application be re-designated an employment area for type B8 development. This effectively will potential remove any issues now (or in the future) in terms of the development of this area of land. The proposed ground development being entirely outside of this area is a good thing as well, as in actual fact getting permission to develop something else in an area that has been specifically designated for a certain type of use, is actually harder than getting permission on an area not strictly designated, even in Green Belt! York Court are also currently asking to develop units & offices outside of this area and therefore they will have to (and I am sure will) present a commercial case for the need and requirement to do so, including land ownership boundaries, which the planning policy team (who are different people to the planning officers BTW) at WMDC people have no knowledge of when putting these things together. The planning officers and committee will have to take all of this into consideration if and when it grants permission but understanding that the proposal does use all of the land proposed to be re-designated. Also, WMDC HAS to find and grant permission for 95ha of B8 development land on the M62 corridor and the full York Court area (excluding the stadium) is still somewhere short of even doing that! As TRB had said, this is really good news, and while we knew this might happen and the requirement for WMDC to allow to be developed an additional 95ha was known, it has happened! '" They are only short of 5ha unless I am reading the last column on the right wrong which total 90ha :- consult.wakefield.gov.uk/portal/ ... 0165393417

This all sounds like great news to me!

The way I read it is that Newmarket Lane has been pencilled in for 33 hectares of B8 facilities. Looking at the site plan, the total proposed B8 facilities amounts to 32.74 hectares. Therefore, what the Council have proposed and what Yorkcourt and the Community Trust have proposed is no different.

That could just be me reading it wrong or talking hollyhocks. To be fair, I have no clue around this LDF stuff; I prefer to read the information given by the necessary parties with regards the planning application.

The one thing that does intrigue me is that the link SWC provided is with regards to Spatial Policy, however, in the documentation of the planning app, the "Spatial Policy" statutory response was pretty damning of key areas of the development. One confuzzled person here.

Sounds like great news for you!. So the council comes good for you after all the wailing on this site

Edited for accuracy!

I know it's looking that way. But to be fair I think they have begun to open their eyes to the bigger picture.
In truth the only group to do better out of this than the general public of Wakefield is WMDC.

Let's think about what WMDC get out of this project.

1. Increased economic growth to the region of 3%.
2. Increased revenue from the business rates from the businesses which take residence. You could expect this alone to exceed 1M per year.
3. A community stadium (free of charge-with the exception of the land loan which will be repaid in due course).
4. Increased education facilities.
5. The prestige of delivering the much needed community stadium to the gracious people of Wakefield.

When Peter Box gives the announcement in September he will feel like Gaius Julius Caesar returning to Rome. All of this from start to finish will be a product of "his" hard work, but I for one will let him have his moment. He might of joined the party late but it's becoming clear he's come round to our way of thinking.

And not before time!

Not to mention (why do we say that?) the development of community sports and leisure facilities that WMDC have been roundly criticised for not providing before.