THE £60 million application to transform the area near Clifford's Tower into shops has won crucial backing from planning officers.

But they say Land Securities' Coppergate Riverside proposals should first be referred to Secretary of State John Prescott, due to the sheer scale of the plans, and he may decide to call in the scheme to decide upon it himself.

If Mr Prescott decides not to call in the plan, City of York councillors are being urged to agree to the scheme - subject to 39 separate conditions ranging from provision of bat and bird nest boxes and taxi drop-off points to restrictions on piling. The recommendations, being made to a special planning committee meeting next week, are another blow for the campaign group York Tomorrow, whose plans to turn the area into a public park are being recommended for refusal. Councillors will visit the site on Monday prior to consideration of both applications on Wednesday.

A report by officers to councillors states: "(Land Securities') development raises many issues which members will need to weigh in coming to a conclusion on this application. There are considerations which can be both for and against the proposal."

But it added: "Officers' view is that, having carefully assessed the material considerations, the application should be supported."

The plus points of the proposal, according to officers, included an improved urban environment; walkways along the Foss; improved facilities for cyclists; the provision of larger retail units which are required by retailers currently not in York; and the benefits to the conservation area of replacing the current open car park. Counting against the application was the design of the development next to the Eye of York, the retail impact and the environmental impact on the Foss. With regard to the York Tomorrow project, officers said creating an area of public open space was against the council's planning objectives for the development.