Why isn't Central Maitland thriving? It's a question retailer operators have been asking. This is the first in a series of articles The Mercury will run investigating the issue.
It is the heart of Maitland yet retailers say High Street is starting to resemble a ghost town.
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The rising number of empty shops has prompted fed-up retailers from the city's centre to again call for intervention from Maitland City Council.
The Mercury canvased High Street and counted more than 20 empty shop fronts - starting from Maitland Council Chambers all the way to Maitland Library.
It is a situation that will worsen shortly when Taylor's departs the former bank building on the corner of Elgin street.
Video Heaven owner John Lee said there wasn't much hope for new shop owners coming into the city's centre.
"There are shops closing and no one is doing anything," he said.
Council would no doubt challenge the assertion that nothing has been done, especially in the award-winning Levee precinct.
It has hosted numerous events and place activation initiatives including Taste Festival, Winter Solstice and the upcoming Aroma Coffee and Chocolate Festival.
On top there has been a host of diverse offerings as slam poetry, animal farmyards, laneway activation and and stalls - but Mr Lee said retailers aren't feeling the ripple effect.
"Everyone comes in and sets a tent up, and then they go. They are fly-in fly-out. The regular retailers don't really see the benefit," he said.
"I don't know what the answer is ... but something needs to be done. Some of these people have lost their life savings."
He added he believed inadequate parking played a large role in the downturn in the city's centre.
"People do a few laps and then head off to Stocklands," Mr Lee said. "The traffic is running the wrong way so if you're coming down the street, you'd be unloading someone on the footpath.
"People want to hop out of their car, do their shopping with no fuss."
But a Maitland City Council spokesperson said the organisation was investigating the parking claim and was waiting for the return of its car parking study.
"Council appreciates that the retail sector is in general experiencing challenging times at present, particularly with the advent of online shopping," the spokesperson said.
"The first draft of the carparking study has been reviewed by Council staff and is now back with the consultant.
"Once a final draft is received it will be presented to Council and then placed on public exhibition for community comment."