30.23.1 A retail study of Morpeth Town Centre undertaken by consultants on 1995, identifies the potential for new commercial development in both the convenience and comparison goods sections. It is the Council's view, however, that the Back Riggs area of the town centre is not functioning to the best effect commercially. As a first priority there is a need to provide an opportunity in the heart of the town centre for a development attractive to national multiple retailers in the comparison goods sector.

30.23.2 The existing uses in the Back Riggs area, car parking and bus station, do not utilise to the best advantage its commercial potential. The bus station does require a good central location giving easy access to commercial, leisure and community facilities for public transport users and an alternative siting would need to take these factors into account. It would be the Council's intention to retain bus station facilities on the existing site or, at least, very close to this location.

30.23.3 As part of the Back Riggs opportunity site, the Council is also keen to provide a balance of uses and there is interest in securing some redevelopment for residential purposes, including affordable housing, provided that the overall scheme still allows for the provision of the required levels of commercial development to help sustain the town centre. Accordingly, 30 units have been allocated under policy MH1 for this site. The Council will work with Morpeth Pride and all landowners, interested parties and the public to secure the appropriate redevelopment of this site.