Developers have again failed to win planning permission for a new retail centre on the outskirts of Exeter.
Planning permission was turned down because city councillors fear it would compete with the planned shops and leisure facilities on the bus station site.
It's the second time the Moor Exchange plan for land near Honiton Road has been turned down.
The scheme was supported by local businesses including the Met Office, whose staff would benefit from shops and other facilities near their workplace.
The Exeter Chamber of Commerce was also in favour, predicting that the centre would mainly serve its local area and take only a tiny amount of trade from the city centre.
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