MORE ideas for the economic regeneration of Bedale were being put to Hambleton councillors yesterday.

The environment and economy scrutiny committee was continuing its series of meetings examining the economic viability of Hambleton market towns with specific reference to Bedale, identified by the authority as the place now most in need of help in reviving its fortunes.

Economic development officers sent questionnaires to 35 estate agents and valuers advertising commercial properties for sale or rent in Hambleton and neighbouring districts, seeking information on rental levels, as well as views on the demand for property in Bedale, vacancies on the ground and upper floors of properties and measures which could help to revitalise the town.

Mr Mick Jewitt, head of planning policy and economic development, said the response had been poor, with only five questionnaires returned, but a number of reasons had been put forward for long-term vacancy levels in Bedale.

These included poor rear servicing and access, properties in bad structural condition and "flying freeholds," where an upper floor was in different ownership from the ground floor.

It was said that only local companies would take up properties in smaller towns and concern was expressed about a planning policy which stipulated that two-thirds of a market town core area must consist of shops. There was a suggestion that upper floors would be let for offices more quickly if they were sub-divided into small units because many were too big for prospective tenants.

There were concerns that landlords, including investment companies, based outside the area, were driving up rental levels beyond the means of small local businesses.

It was felt that Bedale should be marketed on its strengths such as specialist and high quality shops, but it should also try to emulate similar market towns in secondary locations which were seen as successful, like Yarm, Stokesley and Hawes.

Bedale could also be regenerated if properties were kept in good shape, window displays were updated, shop fronts were well designed and maintained and owners were prepared to negotiate on rents to affordable levels.

Mr Jewitt said he had investigated whether the policy dictating the proportion of shops in a town centre might be having the opposite effect to that intended, harming the vitality and viability of Bedale by preventing empty shops from being converted to alternative commercial uses.

Mr Jewitt said a planning inspector last year upheld a council decision to refuse permission to use a former Bedale greengrocery for hot food sales.

The inspector noted that about 20pc of premises in the shopping core area were empty or for sale, but concluded that there was not enough evidence to show that the restrictive policy was a contributory factor in the vacancy rate.

However, that there was a need to monitor changes in town centres and amend policies if necessary.

Mr Jewitt said the planning history of empty shops in Bedale had been checked to see whether proposals to convert them to other commercial uses had been blocked by the policy.

He concluded: "From an assessment of planning applications since 1994, it does not appear that the policy has prevented occupation of these properties for other uses.

"However, it must be remembered that there will have been inquiries about the possible reuse of these buildings which may not have resulted in planning applications on those properties where approval was unlikely.

"Other proposals may have been withdrawn if it appeared that the application was not likely to be successful.