A retail survey of Pendle's town centres says the number of empty properties is declining.

The survey to be discussed by the council executive tomorrow also dismisses fears of the effect of the opening of the Morrisons super store on Nelson town centre.

The report examines the trend in town centre usage and vacancy levels and is regarded as an invaluable document in assisting in the determination of planning applications.

It can also be used to target grant assistance to where it is most needed.

A total of 572 units including shops, offices and homes were surveyed in and around Nelson town centre in August. It said 92 , or 16 per cent, were vacant.

Unlike other town centres, empty properties in Nelson centre were described as being dispersed with no concentration of vacancies.

Over the years Nelson had seen a dramatic decline in vitality, highlighted by the high vacancy rate.

Between 1990 and 2001 the number of shops had remained relatively stable but other uses had had fallen quite substantially before levelling out in 1999.

Vacancy rates had been a cause of concern but the 2001 study showed a small decline, possibly indicating that the vacancy rate was stabilising.

A premises improvement grant scheme and various promotional events may have contributed.

There was concern that the opening of Morrisons on the edge of Nelson in 1999 would have a negative effect on the town centre.

It adds: "There is no evidence to suggest this to be the case. Indeed it is hoped that the trends indicated in this study will continue, thus showing a decline in the vacancy rate in future years."

The Admiral shopping centre was described as being in a poor economic state although 'Forbidden Planet" had recently opened, hopefully indicating a reversal of past trends of decline.

A survey of 351 units in Colne showed a vacancy rate of eight per cent, good compared to the other centres.

Brierfield was found to have 19 per cent vacancies but the report says the decline of previous years appears to have halted with an increase in shop units for the first in five years.

In Barrowford only one unit out of 115 surveyed was found to be empty, reflecting the exceptionally high occupancy of the last ten years.

Barrowford was said to be a lively and prosperous centre, performing exceptionally well, with many enquiries for new businesses wanting retail premises.

In Barnoldswick there were 25 vacant units, or 11.7 per cent but 2.6 per cent lower than a year ago.

The core town centre around the town square and the east end of Church Street were found to be in almost full use.

Vacancy rates in Earby had been a major cause of concern. More than 21 per cent of units remained vacant but that was good news showing a 5.4 decrease over an all time low in 2000.