Two major town centre redevelopment schemes face being thrown out by planners.

It seems likely plans to knock down Worthing's old police station and art college, only yards apart from each other in Union Place, will be rejected.

Protesters criticised proposals to demolish the Northbrook College facility on the north side of the road to make way for dozens of retirement homes.

The college wants to sell off the land so 74 warden-assisted apartments can be built by developers McCarthy and Stone.

Elm Lawn House, a Grade II listed property on the site, would be converted into four one-bedroom flats and staff facilities.

When the plans were first submitted, Councillor Keith Mercer, leader of the borough council, said Worthing needed retirement flats there like a hole in the head.

He had in mind the fact that the town was drawing up a masterplan for the multi-million pound redevelopment of the centre and seafront.

English Heritage said Elm Lawn House, built in about 1830, was an important building in the history of Worthing's development and the plans showed a "blindness to its merits".

Protesters were also concerned the "iconic" art deco college buildings, for which Government protection was being sought, would be bulldozed.

A spokesman for the Worthing Society conservation group said: "A proposal that replaces the vitality of a further education establishment with a home for the elderly does the town no favours.

"This is yet another example of piecemeal development."

There were also objections to the plans from Worthing Town Centre Initiative, The Georgian Society and the Conservation Area Advisory Committee.

The masterplan, being launched today, was also a factor in the recommendation to refuse permission for shops and up to 103 flats on the police station site, which has been empty for several years.

Councillors will discuss the applications on Tuesday.