Middlesbrough is like any Town especially the Town center. Major retailers are closing everywhere whereas out of Town shopping is becoming the place to be, is it rental or foot fall. The likes of M+S and Debenhams fell behind on line shopping and never recovered. Problem is they still own the buildings for now so the Town cannot move on. We have no real high street anymore unlike Stockton where they seem to be making amends for the lack of shops and putting them all in one place. We have never looked at using the docks around the ground, an ideal water ski or water sports center, never mind a white elephant of a ski center. We are not Newcastle or Manchester and never will be.