Fears for town centre shops

Cathy Savage fears a plan by retail giants Marks & Spencer to open a new store at the Middlebrook Retail Park could sound the death knell for the town centre.

She has written to all 60 councillors urging them to oppose the move which she believes could lead to the out-of-town shopping park becoming "the new town centre of Bolton".

In a passionate plea, Mrs Savage said: "It is as simple and as stark as this: the future of Bolton town centre will be in danger, along with all the regeneration and development currently planned. The impact could be devastating."

Marks and Spencer has stressed that it intends to keep its existing town centre store.

But Mrs Savage believes the plan to open another store at Middlebrook could start an exodus of other retail giants from Bolton town centre with other major high street names such as Debenham's and W H Smith's following their lead.

A covenant was created by the Secretary of State to safeguard the town centre when Middlebrook first opened to prevent clothing stores opening at the retail park.

But now council officers have recommended the M&S plan for approval. The application will be considered by councillors at a planning committee meeting on Thursday.

They want to move into the site previously occupied by Allders.

The owners of Middlebrook, Orbit Investments (Northern) Limited, have submitted the request to vary planning conditions to allow up to 80 per cent of retail space in a single unit to be used for the sale of clothing, shoes, toys, fashion, accessories, books or jewellery.

Marks & Spencer officials have revealed that discussions are at an advanced stage with contracts due to be exchanged "imminently".

But Mrs Savage said: "This would be suicide for Bolton town centre and I believe without any hint of overstatement, that there is a real possibility that Middlebrook will become the new centre of Bolton.

"I do not object to M&S opening at Middlebrook but, if this precedent is set, the floodgates will open for any other clothing retailer to move there."

But, in a report to the committee, planning officer Jon Berry said: "It has been demonstrated that the development would not result in unacceptable trade diversion from the existing centres in Bolton.

"By permitting a variation, a precedent would be set for the sale of restricted good and this may attract other retailers, however each application must be dealt with on its own merits."

Mrs Savage also claims that she has been told by Debenhams and WH Smith that they would follow suit and apply for second stores at Middlebrook if the application is successful.

But yesterday both stores said they had no plans to open new branches or to close their current stores.

A spokesman for Next, which has stores at both Middlebrook and the town centre, said: "The impact of the Middlebrook store has been minimal and Next is in discussion to enlarge the town centre store and is committed to staying in the town centre."

Rod Neasham, manager of the Market Place, said: "We fully support the town centre manager's viewpoint and feel any future clothing store developments in Middlebrook would be detrimental to the future of the town centre."

Mrs Savage's fears have been echoed by Mark Rycraft, manager at The Crompton Place shopping centre, who has also written to councillors about the application.

He said: "I object to the application by Marks and Spencer because of the impact it will have on Bolton town centre and its businesses.

"It could bring a flood of applications to MIddlebrook at the expense of the town centre. If this is allowed to go ahead, Middlebrook will continue to be a rival to Bolton town centre."

Mr Rycraft added: "We want to see more investment in the town centre."

Andrew Dickson, the former managing director of St Andrews Travel, said: "This development would have a big effect in drawing customers away from the town centre.

"Saturday, which used to be the busiest day is a lot quieter, people have already started going to the Middlebrook. It is bedlam there at the weekends."

Leading Conservative Cllr Andy Morgan added: "We need to keep our anchor tenants or the future is bleak and if there is any chance M&S will close their town centre store then I oppose this development wholeheartedly.

"I support Mrs Savage's stance. There was a covenant put on this site to stop this happening.

"We also need to address the issue of parking people go to Middlebrook because it is free while they are intimidated by the parking enforcement in the town centre."

Cllr Barbara Ronson, leader of the council, added: "I have always been worried about the impact that Middlebrook is having on our traditional shopping centres.

"But we already get people from Bolton who travel to the Trafford Centre or Gemini retail park in Warrington where they can visit branches of M&S."

A spokesman for Marks & Spencer said: "M&S is currently in advanced contractual discussion with Orbit and is aiming to exchange contracts imminently.

"Marks and Spencer intends to maintain its existing store alongside a second branch. The town centre store is a successful trading location and the company is a 25 year lease which is due to expire in 2027."