UP to 5,000 jobs could be created in a huge £250m scheme to revitalise Huddersfield's economy.
The plans, which are being drawn up by Kirklees Council regeneration bosses, would transform Leeds Road and the surrounding area over the next decade.
The Examiner understands that the council has already spoken to developers and firms about the project.
It could include:
* Leeds Road being turned into a dual carriageway.
* A new retail/leisure park.
* About 200 executive loft-style flats.
* Over 200 acres of land aimed at commercial and industrial firms.
Kirklees Council's Cabinet member for regeneration Clr John Smithson said: "It is ambitious - but we want to see building work starting in the next couple of years."
The plan, which involves Leeds Road and St Andrew's Road, is named the Kirklees Strategic Economic Zone.
Council bosses have already started preparatory work on the scheme.
The Examiner understands they recently bought a large former industrial site at the entrance to St Andrew's Road from Wakefield Road, Aspley.
Clr Smithson said: "We do not envisage the council buying up vast swathes of land.
"That is a job for the developers, but through the planning process we will move the project.
"We do not think there will be any compulsory purchase orders."
The Almondbury Liberal Democrat councillor said plans to extend the railway line from Deighton station on to the Leeds Road part of the site would not be possible.
He added: "A tram system would cost megabucks.
"We are looking at an effective public transport system.
"Park and ride sites are one option we would look at.
"The road network would need to be looked at.
"We are also looking at the Cooper Bridge roundabout."
Clr Smithson could not rule out sections of Leeds Road being turned into a dual carriageway.
He added: "We would be looking at industrial units for much of the business.
"However, we would not allow the businesses to be polluters.
"We have already had inquiries from businesses both in Huddersfield and from outside about the plans.
"We hope this development can employ a very significant number of people.
"It will be very good news for the economy of Huddersfield."