PLANS to redevelop a former engineering factory site into a multi-million pound leisure and retail complex could be doomed before they even get off the ground.

A planning application to turn the Cummins Engine Ltd site, in Yarm Road, Darlington, into a nine-screen multiplex cinema, four restaurants, a health and fitness club, bowling centre and shops has been submitted to the borough council.

However, it is unlikely the major project will be given the go-ahead in the near future, as the former factory is a Grade II* listed building.

The planning application has been made by Harrogate-based property developers High Point Estates.

It is the third application the company has made in three years, after previous plans to build retail and sporting facilities, including a "Soccerdome", were shelved.

The developers have owned the 177,000sq ft piece of land since 1999.

A council spokesman said: "There is no doubt that if the plans were to go-ahead, it would mean major regeneration and investment for the town.

"However, the council still needs much more information about the application and we are expecting to hear more from the applicant within the week.

"The council has received two applications - a planning application and a listed building application - and we need listed building consent before the project is even considered.

"The site is a Grade II* listed building, which is between a Grade I and Grade II, and this means we have to contact English Heritage to see if they want any input on the matter.

"Even if these plans were agreed by the council, it would be a long time before any building work took place. This is such a big project, with many issues to consider, including parking facilities and traffic implications."

A spokesman for High Point Estates, Mark Warrior, said: "We have owned the land for over five years now, but it took some time before anyone took an interest in it.

"We have submitted two previous applications to the council for leisure and sporting facilities, but they were refused.

"We hope these plans meet with their approval."

The eastern part of the site, stretching 40,000sq ft, is currently occupied by mobile phone company Orange and operates as a call centre. The remaining 137,000sq ft is still used by Cummins for storage.

The planning application states that, if the project is approved, Cummins would relocate and Orange would continue to use the site, but only on a short-term basis.