Ends on 23rd December, decision expected from SoS in March/April next year (the inspector's report is due on March 17th 2012). The decision from the SoS is the green light, work on preparing site could start straight away but obviously it might take a couple of months before it does. Reserved Matters approval will be required for Stadium (or any other elements), but that is all, so I think actual stadium build will commence latest 4th quarter of 2012. This ties in nicely with opening for start of 2014 season.

I think if I was Leeds CC I would be asking to see this Barristers qualifications as he seems like a first rate numpty. Admittedly, he doesn't appear to have much of a case to work with, but on that basis surely best advice would have been to remove the objection rather than wasting tax payers money

Don't blame the barrister. It's his job to represent his client, with whatever means he has at his disposal. Blame the person who contracted him in the first place, and committed so much public money in what appears to be just an attempt to show his electorate he's worthy of another (lucrative) term in office.

Depends what his initial advice was after reviewing the case. If he told Leeds CC the case was weak and they pressed on with it fair enough. However, if he didn't give them advice on the strength of their case then IMO he has not done his job properly.

If you think there's a chance of winning it, you go for it. In this sort of case, where the matter has been called to a PI, there's always a chance.

Theres a very real chance LCC could win it. Whilst it makes sense that it should get the green light nobody truely knows how the planning officer will see it and on which side he will fall. Nobody on either side could give a geniunely unbiased view on proceedings so it is impossible to know until the result is announced in early april. The case for development is a strong one but don't think for a minute that it is a foregone conclusion. Theres still major battles to be won during this inquiry yet.

In the year 2011, the Lord came unto Noah, who was now living England and said, "I see your country has become wicked and over-populated, and I see the end of all flesh before me. Build another Ark and save 2 of every living thing, along with a few good humans."

He gave Noah the drawings, saying, "You have 6 months to build the Ark before I will start the unending rain for 40 days and 40 nights."

Six months later, the Lord looked down and saw Noah weeping in his yard - But no Ark.

"Noah!" He roared, "I'm about to start the rain! Where is the Ark?"

"Forgive me, Lord," begged Noah, "but things have changed. I needed Building Regulations Approval because the Ark was over 30m2. I've been arguing with the Fire Brigade about the need for a sprinkler system.

My neighbours claim that I should have obtained planning permission prior to building the Ark in my garden because it is development of the site even though in my view it is a temporary structure, but the roof is too high. I had to appeal to the Secretary of State for a decision.

The Local Area Access Group complained that my ramp was going to be too steep, and the inside of the Ark wasn't fully accessible, then the Department of Transport demanded a bond be posted for the future costs of moving power lines and other overhead obstructions, to clear the passage for the Ark's move to the sea.

I told them that the sea would be coming to us, but they would hear nothing of it.

Getting the wood was another problem. All the decent trees have Tree Preservation Orders on them and we live in a Site of Special Scientific Interest set up in order to protect the spotted owl. I tried to convince the environmentalists that I needed the wood to save the owls - but no go!

When I started gathering the animals, the RSPCA sued me. They insisted that I was confining wild animals against their will. They argued the accommodation was too restrictive, and it was cruel and inhumane to put so many animals in a confined space.

Then the County Council, the Environment Agency and the Rivers Authority ruled that I couldn't build the Ark until they'd conducted an environmental impact study on your proposed flood.

I'm still trying to resolve a complaint with the Equal Opportunities Commission on how many ethnic minority people I'm supposed to hire for my building team.

The trades unions say I can't use my sons. They insist I have to hire only CSCS-accredited workers with Ark-building experience.

To make matters worse, the Customs and Excise seized all my assets, claiming I'm trying to leave the country illegally with endangered species.

So, forgive me, Lord, but it would take at least 10 years for me to finish this Ark."

Suddenly the skies cleared, the sun began to shine, and a rainbow stretched across the sky. Noah looked up in wonder and asked, "Does this mean you're not going to destroy England after all?"

"No," said the Lord. "The Government has obviously already beaten me to it!"

Now this is a work of genius... I am having it!

Just out of interest should we get the green light is reserved matters ready to be applied for immediately?

Then I'm worried, because the planning inspector is going to think that you're a complete and utter nutter... and I'd have to agree.

I have said this before, even banged to rights murderers get a barrister! There job is to serve their client and he is there to argue their case, no matter how flimsy it might be!

I suspect he is a very good barrister and I suspect he spends most of his time, and makes most of his money, arguing on the other side of the fence and not the side he find himself on at the moment! However, if straw clutching is required, that is what he will do to serve his client... and he seems to have clutched many straws so far!

I don't think they would rush reserved matters now, as there is no reason to rush it any more. I also understand that Wakefield College is very likely to come on board when outline is granted, meaning that agreements will have to be sorted and their plans finalised for the sports hall, lecture space and stuff. I think it would be maybe 2 or 3 months before reserved matters, and they need to clear and prepare the site in this time anyway and they can do this under outline, to aim to start on the stadium in Autumn/Winter 2012 for a 2014 season opening.

Bloody hell... someone has sussed me out!

Here, here! Confident... yes! Complacent... no!

The bloke sat in the middle might just have different ideas and he is the only person whose opinion really counts!

There has been talk of this land being taken out of green belt by WMDC. If they want to do this do they have to justify themselves to the government. If the PI answer is no then could the council take this land out of green belt anyway allowing the development to start and if so what are the times scales?

Sorry Jason, your post reminded me I had not replied to your PM questions!

The inspector looking the LDF, a lady called Shelagh Bussey, will report in February. The LDF hearings were started for a week and then will start again in January, once the Newmarket PI is concluded. The LDF proposes taking 51ha of land at Newmarket out of green belt and making it an employment land allocation. She has an easier time of it, her job is to decide if this is the correct site and if not, she has to suggest another rejected site she thinks is better. That is the hard bit... because there would not appear to be any!

So, the reality is that she will report in February, if she say that Newmarket should be taken out of green belt, then that is a strong indication that Harold Stephens, will probably pass the PI... but by no means a guarantee!

If she thinks Newmarket should not be take out of green belt and the rejected sites should have been chosen over Newmarket, then I would almost certainly think the PI will fail... but again, by no means a guarantee.

One planning inspector is listening to one case and the other planning inspector to the other... it is entirely possible they could disagree with each others findings!

If the PI fails though and Shelagh Bussey still removes Newmarket from the green belt, also possible, then Yorkcourt get to build units and not a stadium... that would please the objectors! Hence the reason why the PI is so important!

For what it worth, I still think they will both pass Newmarket... but I am Mr Positive!



So, the answer is... we have to fight the PI & the LDF hearings and hopefully the answer will be yes on both!

Presumably, it would also please Yorkcourt, since they wouldn't have to build (and fund) the stadium. Are we all working towards the same goal here?

Not really, no! They would lose the B2 units & the hotel. Yorkcourt want the whole thing and are spending large sums to get this through, also, they retain ownership of the stadium land (and therefore the land asset value) and are leasing it to the stadium trust for 99 years on a peppercorn rent. They are committed to providing the stadium and sports facilities... but if someone turns that option down by virtue of planning issues, then I am sure they will just build the units. Colin wants to do this and he can afford to do it, if he gets the whole lot, if he doesn't get the whole lot because someone blocks that option then it will not be him or his desire that stops it, but planning permissions!

EDIT: I actually thought the units and the stadium were in some way inextricably linked, but I've scrubbed the rest of my argument, because I'm not looking for one. If Yorkcourt are committed, that'll do me.

LCC now asking YC to submit full planning within four months of the SOS's decision should the PI be successful.

Why would LCC want to see full planning info (reserved matters) if SOS passes it?

Surely they'd just have to sit & bare whatever happens?

It is just a planning condition that LCC would like the SoS to impose if he passes the PI. Leeds don't want to see it themselves as such, just that reserved matters is applied for to WMDC within four months for the stadium element.

Was this expected and how does it effect our plans?

THanks for the reply. Hope to say hello this afternoon.

If i were Mr Wright or a Castleford supporter i would be very worried right now,the dust is beginning to settle and the picture is becoming quite clear now. I would like to thank him for publicly demonstrating is insecurities and lack of confidence in Castlefords future.