PLANS to rejuvenate an out-of-town shopping centre are set to be approved, despite fears it will damage businesses in Accrington and Blackburn town centres.

The Peel Centre retail Park, Whitebirk Drive, Rishton, will undergo a transformation, which developers claim will dramatically improve its appearance.

But as well as revamping the site, Peel Holdings, which owns the site, also wants to re-classify land from "bulky goods" sales to a mixed use, which would allow smaller outlets, traditionally found in town centres, to open.

Hyndburn and District and Blackburn Chambers of Trade have both objected to the plans, because they fear they will damage trade in the town centres.

Their view is backed by Hyndburn regeneration bosses and Blackburn with Darwen Council who have recommended that the plans be refused.

But Hyndburn Council planning officers have recommended the planning committee approves the application when they meet tomorrow.

A spokesman for Hyndburn Chamber of Trade said: "The proposals are in direct contravention of government policy on regenerating town centres.

"The Peel Centre should be 100 per cent bulky goods. The creation of small units with free transport would give an unfair advantage over town centre sites."

Hyndburn Council's regeneration services said Accrington town centre was facing major challenges even without the consequences of the Whitebirk proposals.

In a statement to the planning committee, a spokesman said attempts to encourage potential investors and retailers in the town centre as part of its regeneration proposals could be put at risk by this development.

But planning officers said Peel Holdings had agreed not to let any retailer which had a unit in Accrington town centre have a unit at Whitebirk, unless they signed an agreement to keep open their existing store for three years.

The report said officers

were "satisfied that the impact of the development on both Blackburn and Accrington town centres would not prove detrimental to the future vitality or to future strategy."

Peel Holdings has agreed to contribute £25,000 towards the formulation of a Town Centre Strategy for Accrington and will also include an "information pod" at the retail park, providing details of bus links to Accrington and attractions within the borough.

Retailers already signed up include Next, Boots, Arcadia, which owns Dorothy Perkins and Burtons, and Borders.

The plans also include two restaurants, but details of the operators are not yet known.