These days shopkeepers are struggling to find a pulse.

Shops are dilapidated, windows smashed and traders disillusioned.

Gone are the grocers, television shop, butchers, hairdressers, book shop and travel agents.

The only way back appears to be the Duke of Westminster's millions.

Church Street is now part of the 30-acre Tithebarn regeneration area after the boundary was extended to include the site of the new bus station.

But if the new interchange is built on the corner of Church Street and Manchester Road, a number of buildings will be consigned to rubble.

Cobbler Alan Hastewell isn't holding his breath. It's a case of deja vu for the 63-year-old who says: "When I started here someone said to me 'you've come at the right time, they're redeveloping'.

"This redevelopment has been going on for the past 25 years.

I know I won't be here forever but who knows, it could go on for another 25 years."

For the full story see Monday's Lancashire Evening Post