Yep, been there, done that with potential sites for a new track near Norwich. We found a great site in a gravel pit, a natural bowl which seemed ideal. Planning application turned down on road access, and not approved until a new large road junction was built. A few years down the line, the road junction was built, planning application turned down again! In the meantime they gave permission for a huge new retail park next to our proposed site with a big Sainsburys, The Range, Boots, Next and numerous other stores all exiting at the same junction which the planners said was not suitable for a Speedway stadium. Regular chaos and queues at the junction, so words fail me!