A VISIONARY approach is needed to prevent shopping facilities in Stockton from falling even further behind Middlesbrough and Darlington, according to a report.

The study, commissioned by Stockton Borough Council, also describes Thornaby town centre as unappealing and Billingham centre as poor in appearance.

North Teesside's shopping areas are misssing out because of superior shopping facilities in Middlesbrough and Darlington, the report says.

The study by Nathaniel Lichfield and Partners, which is due to be considered by the council's planning committee on Friday, also says there is too much vacant shopping space in the borough, especially in Thornaby which has a 20 per cent vacancy rate.

The report, commissioned to help the council develop the authority's strategy for the borough, goes on to make a number of proposals.

Ideas to improve Stockton include: attracting shops to the £43m Wellington Square Shopping Centre; developing a primary shopping area within Stockton town centre, identifying a development site for facilities for the Prince Regent Street and Yarm Lane area and considering out-of-town development.

For Billingham, the report said that council plans to redevelop the town centre, including developing Billingham Forum, should be "encouraged and bolstered". For Thornaby, it recommended redevelopment, including the possible extension of the Asda store.

The report said: "Stockton provides many of the mainstream high street fashion stores and national retailers, but has a more limited provision than Middlesbrough and Darlington. Most of Stockton's fashion shops are discount or middle-priced, whilst Middlesbrough has a greater range of discount and middle to upper priced shops.

"The future expansion of retailing within the town centre will require a long-term and visionary approach and will require major development opportunities to be assembled."

Council-employed Stockton town centre manager Geraint Williams, revealed that there were proposals to appoint a full-time consultant to further examine ways to improve the area's shopping facilities.

He said: "We are interested in developing the whole town centre, not just retail but leisure and culture."