Planners are being recommended to refuse a proposal for an out-of-town shopping complex near Bishop Auckland because of its potential impact on the town centre. Duncan Leatherdale looks at the arguments for and against the scheme, and asks if there could be a third option.

IT is an argument heard echoing around many British towns, the great divide between historic, character-laden town centres and airy, modern out-of-town shopping complexes.

A prime example of this debate is being played out in Bishop Auckland, where two rival developers are competing to have their projects approved by planners first.

Metric Properties has submitted plans to transform the former Focus DIY store in St Helen Auckland, on the outskirts of the town, into six large shops with parking.

But its plans, to be discussed today, are being recommended for refusal by Durham County Council’s planning officers, who fear the impact the development could have on a proposed extension of the Newgate Shopping Centre at the heart of Bishop Auckland.

Ravenhill, the owner of the Newgate Centre, is expected to submit plans by Christmas to expand the centre, creating 100,000sq ft of extra retail space to attract larger, national companies, and a new bus station.

Both schemes could create 90 to 100 jobs, but the fear in the town centre is that the out-oftown complex would attract any retailers who would otherwise be tempted into the Newgate extension.

The advantages to out-of-town developments seem quite clear, namely free and ample parking that is easily accessed without crawling through congestion in a town centre.

But what they lack is the character of the town, that unique draw of old buildings and array of shops and cafes.

Many residents in St Helen Auckland are keen to see the former Focus store – which has not only become an eyesore, but also a hotbed of vandalism, arson and anti-social behaviour – torn down.

They also welcome the prospect of six new shops, not least because of the boost it might have on the long-running promise of a cinema coming to the area.

But Durham County Council has repeatedly put the focus on town centre regeneration.

Having invested millions in the upgrade of Bishop Auckland market place and connecting streets, such as the historic Fore Bondgate, they might not be keen on something that could undermine that work.

Traders seem to have survived the introduction of Tesco and Sainsbury’s at St Helen Auckland.

When they opened a year ago, opponents accused them of ringing the death-knell of the centre.

How will the town centre businesses fare against six new shops, which offer free parking and easy access?

There can be little debate that an extension of the Newgate Centre will attract people into the town, with Ravenhill saying it hopes the new stores will be open within two years.

If the St Helen Auckland plan is approved, what will become of Ravenhill’s plan?

However, there is a third possibility, one that has already been put into practice for the two new supermarkets. When Tesco and Sainsbury’s submitted competing plans, many were quick to assume that only one would be approved, but both were given the nod.

Could not the best thing for Bishop Auckland be the approval of both the former Focus redevelopment and the Newgate Centre plans?

The fear in Bishop Auckland is that large, national retailers, which guarantee large investment and jobs, would be more attracted to the out-of-town site, which lies near the A68.

Concerns also lie with retailers already in the town moving out, leaving large shops that, with a more attractive development offering free parking, would be impossible to fill.

Instead of having two neighbours competing against each other, approving both plans could lead to a shopping powerhouse that could draw shoppers from other towns.

Bishop Auckland could have a bustling town centre and out-of-town complexes where visitors can shop, eat and hopefully enjoy the latest blockbusters on the silver screen.

Rob Yorke, a county councillor for West Auckland, said: “Instead of looking at these two developments on Bishop Auckland, we should be focusing on Bishop Auckland and its effect on shopping in County Durham.

“There is no doubt in my mind that the town can support both schemes because we will attract people from neighbouring communities and much further afield.

“We should embrace this opportunity to regenerate these two areas and make Bishop Auckland one of the best shopping centres in the region.”

Is it naive to think that both schemes could work? That they might benefit each other, each one attracting more people to the area while providing a greater retail experience and range of choice for residents?

The decision rests with planners today.