THE clinching evidence for John Denham rejecting Everton and Tesco’s development was a damning report by the planning inspectorate.

It focused almost entirely on the retail aspect of the development and which concluded it breached government and regional shopping policy which aims to reverse the trend towards massive shopping centres which impact on neighbouring town centres.

Mr Denham was well aware that if he rejected the report it would open the door for KEIOC and others to mount legal challenges.

The full inspectorate report has not been published, but its main conclusions were spelt out in the formal letter from Mr Denham.

The key points against the development were:

The size of the Tesco retail floorspace relied on a wide catchment area which was “disproportionate to the size of Kirkby”;

The scale of the overall development was “inappropriate” for a small suburban town;

The proposal would have a “harmful effect” on the vitality and viability of Kirkby, Bootle, Skelmersdale and St Helens;

It would conflict with regional policy to “enhance and support” Liverpool city centre;

The scale of the development was “not in accordance with the retail hierarchy” of the sub-region;

Less harmful alternative schemes had not been properly considered.

Mr Denham, however, did NOT agree with the inspectorate’s verdict that a suburban residential town was not a suitable location for a 50,000-seat football stadium. He also admitted the potential to regenerate Kirkby was a major plus in favour of the project.