Fresh concerns raised over DL1 complex in Darlington

The multi-million-pound DL1 leisure complex was touted as an initiative to take the town’s leisure offering to new heights, with a multiplex cinema, a hotel, and a string of restaurants.

But almost a decade on from its opening in 2016, its future has never been more uncertain, following the widely publicised closures of some of the site’s biggest crowd drawers. 

Since 2018, Italian restaurant Prezzo, The Chinese Buffet, coffee shop Mango Bean, and, most recently, Tomahawk Steakhouse have pulled out, the latter citing “zero footfall”.

Now, just months on, these concerns have resurfaced, after Estabulo Rodizio Bar and Grill took down signs at its restaurant.

More than a third of units are now vacant at the complex, with a question mark remaining over Estabulo, sparking serious questions over whether a “radical and creative” overhaul of the “soulless” site is needed to solidify its long-term future in the town. 

DL1 in Darlington (Image: SARAH CALDECOTT)

Retail guru Graham Soult thinks Darlington is far from alone in having a challenging modern leisure scheme to deal with – but is well aware of the problems it faces.

Speaking to The Northern Echo, he said that these multi-use developments have been impacted across the UK by restaurant chains opting to downsize estates, such as Prezzo. 

He also fears that excellent local restaurants with “real character, warmth and distinctiveness” elsewhere in Darlington are drawing more people away from the block. 

“It also doesn’t help that the podium area of DL1 is a rather windswept and unattractive space, and isn’t a natural pedestrian route to anywhere”, he explained. 

The podium space at DL1 (Image: SARAH CALDECOTT)

However, he believes DL1 can still be a success – and just needs some reworking. 

He continued: “If restaurants consistently struggle there, maybe there is a case for other uses, such as workspaces? 

“As we reinvent town centres across the country, we are seeing how functions beyond retail and leisure – like health, education, gyms or even housing – can be footfall drivers too, and can help generate activity at different times throughout the day.

“As I am always saying, Darlington is a fantastic town, with much to offer – that’s why I enjoy spending time there as often as I do. 

“However, it is clear that the DL1 scheme does need some radical and creative thought about how it can best be reworked.”

Parking woes and ‘one by one’ closures

The ongoing trend of closures has raised serious questions over the long-term future of the complex, as it nears its 10th anniversary in June next year. 

DL1 has recently been tarred by issues with its car park – located underneath the development – after a controversial “five-minute window” left drivers with fines. 

The DL1 car park (Image: NORTHERN ECHO)

One woman, Hannah Robinson, had even racked up more than £11,000 in fines since 2021 due to the five-minute rule at the Excel Parking Services owned site. 

Darlington MP Lola McEvoy argued that the approach was “heavy-handed” and called for an urgent meeting – and even recently penned a letter alongside other MPs to tackle general car parking reform across the country. 

DL1 has also come under fire for its plaza, which has previously hosted events and last year planned to  “breathe new life” into the space with a string of events. 

The Northern Echo understands that events are planned to go ahead later this year. 

Darlington Conservative leader Jonathan Dulston criticised the removal of free parking in town when discussing the fears over Estabulo’s future.

He said: “It’s becoming clear short-sighted decisions from the Labour-controlled council like the removal of two-hour free are having a detrimental impact on business. 

DL1 in Darlington (Image: SARAH CALDECOTT)

“The Conservatives have challenged the Labour administration to come up with meaningful interventions that will help our traders succeed but it’s evident that this Labour council has no clear plans for Darlington to succeed.” 

Meanwhile, former Darlington MP Peter Gibson said the site has been emptying of businesses one by one in recent years, criticising the car parking issues. 

He also said Darlington Council needs to ask itself what it is doing to bring people into town: “Our Labour Council hiked car parking charges and Where’s Lola?”

Ms McEvoy did not respond to Mr Gibson’s comment, but described DL1 as a “brilliant complex” and said she is happy to help ensure it “continues to provide a great day out”.

Chris McEwan, Darlington Borough Council’s deputy leader, said while he understood concerns around DL1, the council ‘can’t be held responsible for commercial decisions made by individual businesses’.

He added: “While closures are always regrettable, we do live in a commercial world. The reality is that DL1 remains a popular leisure destination within our town centre – albeit we hope to see those empty units occupied again soon.

“The town centre has so much to offer – a fantastic mix of independent businesses, leisure and a thriving night-time economy. It’s disappointing – though sadly not surprising – to see the opposition running down the town centre at every opportunity. I’d challenge them to come up with a more constructive approach.

“In terms of town centre parking, the previous two-hour free parking offer was funded by Tees Valley Combined Authority. Funding for this ran out in 2023 – no offer to continue this was forthcoming from the combined authority and to have dipped into the council’s coffers to cover the cost would have resulted in other services needing to be cut.

“Town centre parking is competitively priced and remains popular – December 2024 saw the best performance in over a decade for council-run town centre car parks. It’s blatantly wrong to point to the end of the free parking offer almost two years ago, and say that it brought nothing but doom and gloom for our town centre.”

The Feethams Programme – from early plans to as it stands today

The Feethams Programme, as it was previously known, was first unveiled in November 2012 in a bid to regenerate the area to the south of the market square.

The proposals were green-lit in December 2013, with foundations going in for the complex in January 2015 followed by steel frames in May.

Early plans for the DL1 complex

Formally opening to the public on June 25, 2016, the development was – and continues to be – anchored by a VUE Cinema and a Premier Inn hotel.

And while currently home to Nandos, Bella Italia, Subway, and Hungry Horse, a growing number of units at DL1 remain empty.

Italian restaurant firm Prezzo closed in 2018, when it became one of 94 to close across the country after the company launched a company voluntary arrangement (CVA). 

Mango Bean followed in February 2020, when boss Shane Saunders told The Northern Echo that he had been forced to close after it failed to achieve the footfall it needed.

The Chinese Buffet closed suddenly in July 2021, when staff returned following the Covid lockdown to find their shift cut short halfway through following an issue found with the electricity meter during an inspection. The restaurant never reopened. 

Then in July last year, Tomahawk Steakhouse closed up shop, when Mr Egglestone claimed low footfall was partly behind the decision, saying “nobody was ever mooching past” the restaurant.

The closed Tomahawk Steakhouse (left) and (right) Estabulo (Image: SARAH CALDECOTT)

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This week, The Echo reported that Estabulo had removed signs, leaving its future uncertain. 

There are clearly serious concerns about how DL1 will continue to operate with nearly half of its units empty, and how it will adapt in the future. 

As Mr Soult noted, a “radical and creative” overhaul could be necessary to keep the flagship project as a proud addition to the town rather than a place struggling to keep its tenants.