Peterborough City Council officers have formally recommended that councillors refuse two major planning applications for the redevelopment of the East of England Showground, setting the stage for a decisive committee meeting on Tuesday, October 21.
The proposals, submitted jointly by AEPR Ltd (a subsidiary of AEPG) and the East of England Agricultural Society (EEAS), sought outline permission for a sweeping transformation of the landmark site off Oundle Road, Alwalton.
The plans included up to 1,500 new homes, a care village, leisure facilities, a hotel, a primary school, and associated infrastructure. Most existing buildings would have been demolished, with only the Arena and a barn retained.
A Site Steeped in Local History
The East of England Showground has been a cornerstone of Peterborough’s community life for decades. Originally established by the East of England Agricultural Society, itself formed in 1970 from the merger of several historic agricultural societies, the showground became the permanent home for the annual East of England Show.
This event, which ran for over 200 years until its closure in 2012, was a highlight of the region’s agricultural calendar, attracting up to 100,000 visitors at its peak. The show featured livestock competitions, machinery displays, and rural crafts, and was a major social occasion for local families and farming communities.
Beyond agriculture, the showground evolved into a versatile venue hosting a wide range of events. The East of England Arena and Events Centre became known for exhibitions, trade fairs, music concerts, comedy shows, vehicle festivals, weddings, and large-scale gatherings such as Truckfest and the Festival of Antiques.
The site also welcomed royal visits and pop stars, further cementing its place in the city’s social fabric.
Speedway: The Heartbeat of the Showground
Perhaps most famously, the showground was home to the Peterborough Panthers speedway team from 1970 until 2023. Speedway at the East of England Showground began after a failed attempt to race at the Peterborough Greyhound Stadium.
The Panthers’ inaugural season in 1970 saw them join the British League Division Two, and the team quickly became a fixture of the city’s sporting life.
The Panthers’ early years were marked by steady progress, with their first major silverware coming in the late 1970s with consecutive Fours championships. The 1980s saw further success, but it was the 1990s and 2000s that truly established the Panthers as one of Britain’s top speedway teams.
The club won the league and cup double in 1992, and after moving up to the top division, they were crowned United Kingdom champions in 1999, 2006, and most recently in 2021.
The team also hosted major events, including the 2002 Speedway World Cup Final and the 2001 Under-21 World Championship, drawing international attention to Peterborough
The speedway stadium, with its 336-metre track and 2,200-seat grandstand, became a beloved venue for thousands of fans. Generations of Peterborough families have fond memories of Monday and Thursday nights spent cheering on the Panthers, with the roar of engines and the thrill of close racing creating a unique atmosphere. For many, speedway was more than a sport—it was a community, a tradition, and a source of local pride.
A Community in Mourning
The closure of the speedway track in October 2023 marked the end of an era. The final meeting, attended by thousands, was an emotional farewell, with fans and riders alike expressing sadness and frustration at the loss of their sporting home.
Club owner Keith Chapman described the outpouring of support as “fantastic,” while long-time supporters spoke of their heartbreak at seeing the track disappear after 53 years.
The decision to end speedway at the showground was driven by the impending redevelopment of the site.
Asset Earning Power Group (AEPG), which had taken over management of the site, stated that the arrangement to run speedway had always been on a season-by-season basis, and that the land needed to be cleared of commercial operations ahead of its sale and redevelopment.
Despite efforts by fans and campaigners to secure a reprieve, the Panthers were left without a home for the 2024 season, and the prospect of speedway returning to the site now appears remote.
A Saga of Planning and Public Interest
The planning applications—23/00412/OUT and 23/00400/OUT—have been under scrutiny since August 2023, attracting significant public interest due to the scale of the proposals and the historic importance of the showground.
The planning process has been lengthy and complex.
The council’s Planning and Environmental Protection Committee (PEPC) first considered the applications in October 2024. At that time, councillors approved the larger scheme (Land B) subject to a legal agreement and resolution of highways issues but refused the smaller scheme (Land A) due to concerns over the loss of the showground and speedway track, as well as the number of dwellings exceeding local plan allocations.
Following a “call-in” by councillors, the Appeals and Planning Review Committee (APRC) revisited the Land A application in January 2025 and resolved to approve it, again subject to a Section 106 legal agreement and highways mitigation.
Section 106 Agreement: The Sticking Point
A single Section 106 agreement was required to ensure the development would deliver necessary infrastructure—such as affordable housing, open space, and community facilities—in a coordinated and timely manner. Despite several deadline extensions, the agreement has not been completed.
The situation became more complicated when the promotion agreement between AEPG and EEAS ended in March 2025.
EEAS, as landowners, began to seek significant changes to the terms previously agreed, including delaying delivery of leisure and community facilities, reducing financial contributions, and altering the phasing of development.
Council officers, having taken legal advice, deemed these changes to be “significant material changes” that undermined the planning balance which had previously tipped in favour of approval.
Among the proposed changes were requests to delay the delivery of leisure and community facilities until later phases, reduce overall contributions on viability grounds, and introduce a mechanism to reduce affordable housing if the scheme was deemed unviable.
Officers noted that no viability assessment had been submitted to justify these changes, and that the original applications had promised 30% affordable housing as a key benefit.
Officers’ Final Position and Recommendation
In a final position statement issued in October 2025, council officers gave both parties a deadline to confirm their willingness to sign the agreement on the original terms.
While AEPG agreed, EEAS requested further negotiations and proposed additional changes, including a mechanism to reduce affordable housing if viability became an issue.
Officers have concluded that these proposals deviate too far from what had been approved by committee and would delay or reduce the delivery of vital infrastructure.
As a result, officers are recommending that councillors refuse both applications at the committee meeting on October 21.
The official recommendation states: “The development would not provide the necessary infrastructure to make it acceptable in planning terms, contrary to Local Plan Policy LP14 and Section 4 of the National Planning Policy Framework.”
Community and Political Reactions
The recommendation for refusal is likely to be closely watched by local residents, community groups, and businesses.
The showground has long been a source of local pride and economic activity, and its future remains uncertain. While there is broad recognition of the need for new housing in Peterborough, many residents have expressed concerns about the loss of community facilities and the impact of such a large development on local infrastructure.
Councillors will now have to weigh the officers’ advice against the pressing need for new homes and the potential benefits of redevelopment.
The outcome of Tuesday’s meeting could have far-reaching implications for the city’s growth and the future of the showground site.
