A LOT of time, effort and taxpayers' cash has gone into producing County Durham's multi-billion pound, 20-year vision – but the verdict by planning inspector Harold Stephens could hardly be more damning.

This is not criticism around the edges, requiring a few tweaks here and there. Make no mistake – this is a blueprint ripped apart.

Flawed, unjustified, unacceptable, and unsound are all words used by Mr Stephens to sum up his view of the County Durham Plan and it is hard to imagine a bigger slap in the face for the North-East's biggest local authority.

Durham County Council officials were clearly left reeling by the force of Mr Stephens' rejection today. "Beyond disappointing" was the description used by Councillor Neil Foster, the council's lead on economic development, but that is surely a polite, diplomatic version of what he really thinks.

The big plan is now the big question. Durham County Council appears to have three options: press on regardless, suspend the proposals for up to six months, or come up with a brand new plan.

The steer from the planning inspector couldn't be much clearer. If the council presses on, the plan is destined to be declared unsound. There are doubts about whether a suspension would overcome what are seen by Mr Stephens as fundamental flaws. And all that realistically leaves is a collective swallowing of pride and a return to the drawing board.

The tone of the inspector's report strongly suggests that the council would be very foolhardy indeed not to take heed of his interim advice.

It really does appear that proceeding with the County Durham vision in its present form would be heading down a blind alley.