Plans to create a commercial hub in Londonderry's Waterside area have been turned down.
The North West One development proposals included a 10-screen cinema, gym and healthcare facilities as well as retail and residential units.
If approved, the £45 million pound project had expected to create hundreds of jobs for the region.
However, the Department of Infrastructure has advised that planning permission be refused over fears it could pull trade from other outlets across the city.
In a notice, officials said the development would have “a significant adverse impact on the trade and turnover of convenience trades within Lisnagelvin, Northside and Springtown District Centres, causing prejudice to the implementation of policy within the Derry Area plan” as well as resulting in “the dispersal of office jobs away from the commercial core”.
It also raised concerns over the impact the hub may have on traffic travelling in the Crescent Link area.
MLA Gary Middleton described the decision as “disappointing”:
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