scottish borders council supplementary planning guidance

Supplementary Planning Guidancefor Housing Sites

March 2007Planning and Economic Development

Coldingham (Bogangreen) 1

Coldstream (West Paddock) 6

Duns (Berrywell East) 11

Eddleston (Burnside) 16

Galashiels (Buckholm Corner) 21

Galashiels (Forest Hill) 26

Hawick (Crumhaughill) 31

Hawick (Gala Law) 36

Hawick (Stirches) 41

Hawick (Summerfield 1 and 2) 46

Jedburgh (Howden Drive) 51

Jedburgh (Lochend and Annefield) 56

Kelso (Broomlands East) 61

Selkirk (Murison Hill) 66

West Linton (Robinsland) 71

contents

Scott i sh Bo rde r s Counc i lSupp lementary P lann ing Gu idance

fo r Hous ing S i te s

March 2007

Director of Planning and Economic Development Scottish Borders Council

Council HeadquartersNewtown St Boswells

TD6 0SA

t 01835 825060 f 01835 825158 www.scotborders.gov.uk

WMUDWillie Miller Urban Design20 Victoria Crescent Road Glasgow G12 9DD

t 0141 339 5228 f 0141 357 4642www.williemiller.com [email protected]

Bogangreen, Coldingham 1

This guidance sets out the main opportunities and constraints relating to the proposed housing site at Bogangreen, Coldingham. It provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption). The comments within the sub-headings below indicate where detailed attention is required to address specific issues and where developer contributions will be sought. The comments and advice contained within this document should be considered in conjunction with the appropriate planning guidance given at local and national level. A selection of related policy advice and guidance is referred to in this document, but it should not be regarded as comprehensive.

S1 SCOTTISH BORDERS COUNCIL Supplementary Planning Guidance for Housing Sites March 2007

BOGANGREEN, COLDINGHAMSupplementary Planning Guidance

www.scotborders.gov.uk

Looking east over the site from the proposed access point on School Road

above - looking east over the western part of the site below - the transition from east to west area

The site lies to the west of the existing settlement of Coldingham and covers an area of 2.69 hectares (6.65 acres). To the north it is bounded by a woodland belt and the Bogangreen Burn and to the east it is bounded by residential properties. To the south it is bounded by woodland, School Road and a caravan park, and to the west it is bounded by agricultural land. The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 36 units. A more detailed assessment of capacity is included as part of this paper.

Extract from Scottish Borders Local PlanFinalised December 2005

© Crown Copyright all rights reserved , licence number LA 09049L

Introduction Site Description

Land Use Proposal (H3 Applies)

housing

Policy Boundary

development boundary (G8)


Development VisionThe aspiration for the site is that it should provide a very high quality, sustainable mixed residential development. Coldingham is a beautiful village with many distinguishing features. It is considered that this site should provide a benchmark development – a contemporary exemplar demonstrating how new development can incorporate the structuring principles and appreciation of materials that typified traditional development.

Constraints and OpportunitiesConsultations and research have been carried out to establish likely constraints and requirements in terms of Local Plan policy, electricity, gas, water, drainage, access, flood prevention, biodiversity, archaeology and architectural and landscape heritage.

Consultation responses have been received from SBC Roads, Scottish Power, National Grid (formerly Transco), SEPA, Scottish Water and Scottish Natural Heritage. Critical issues are summarised below. Certain constraints will require to be addressed through appropriate developer contributions, as indicated:

• Affordable housing: This will require to be provided under the provisions of Policy H1 and the Supplementary Planning Guidance on Affordable Housing (see Affordable Housing below).

• Education: The position at Eyemouth High School is such that the Council will be seeking a contribution from each development in the catchment area (see Developer Contributions below). There are no constraints regarding primary school education at Coldingham.

• Open space, landscaping and play facilities: these must be provided together with proposals for long term maintenance (see Developer Contributions below).

• Electricity - an 11kv Scottish Power cable crosses the site.

• Gas – there are no National Gas mains in the area.

• Access and transport – see separate section below.

• Water and drainage – see separate section below.

Developers are expected to take account of these comments, as may be appropriate for the site development.

Access and Transport Road construction should not be conceived in isolation, but as an element in the overall design of the development.

The Council’s ‘Standards for Development Roads’ should serve as a guide for the form of development on the site, but should be flexible enough so as not to inhibit the design of an innovative less car dominant layout which respects the landform and character of the area. The Council embraces the concepts of PAN 76 on ‘New Residential Streets’ which promotes an informal system of well connected streets with natural traffic calming (building lines, squares, shared road surfaces etc) built in and equal priority given to all transport modes such as passenger transport walking and cycling. Where parking spaces are allocated to individual properties the provision requirement will be 2 parking spaces per dwelling unit (discounting garages) along with 25% visitor parking which should be provided in groups of at least 2 spaces and must be strategically located. For communal parking the provision requirement (including visitor parking) is 1.5 to 1.75 spaces per dwelling unit.

A Transport Assessment (TA) is required for developments of 50 or more

dwelling units and may be sought for developments of between 25 and 49 units. The developer will be expected to pay for or contribute towards the cost of identified off-site transport work required as a result of the development and/or the cumulative effect of overall development.

Access is to be taken from the A1107 School Road. Extensions must be made to the footway from the village, street lighting and the 30mph limit though care should be taken not to suburbanise the area. Given the number of units it is recommended that the carriageway width would be a minimum of 5.5 metres initially.

Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. The existing path network through the site should be reflected in the new layout for public use. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.

Urban Design and LandscapeThe key requirements for the development are:

Buildings and place making

• the development should demonstrate efficient use of energy and resources in terms of layout, orientation, construction and energy supply, to comply with Local Plan Policy G1

• the buildings should be between 1

high quality residential development


fig 1 - Design Guidance Plan


and 2.5 storeys in height • building colour themes should be

white into buff render with grey roofs – the occasional red pantile roof is acceptable

• consideration should be given to the use of local sustainable materials, particularly stone and timber throughout the development

• the buildings should present a frontage to the internal street system and should be in the form of traditional row housing – the development should avoid presenting rear garden fencing to the principal street

• care should be taken with the setting of the listed buildings shown above

• the focal points or places should be created as shown on the Design Guidance Plan for the site

• the development should incorporate a footpath network through the site linking to the proposed focal points as shown on the Design Guidance plan and to the Right of Way running to the east of the site

Landscape and orientation

• establishment of a permeable high quality mixed residential development

• buildings should take advantage of views to the west and south

• buildings should be set out with the grain and contours of the site and the surrounding area

• by preference, houses should not breach a ridgeline, but if this is unavoidable, a backdrop of trees of an appropriate scale should be introduced

• it is necessary to protect existing vegetation on the site and extend and reinforce as shown on the plan

• existing landscape features represent opportunities for place-making and care should be taken to integrate important features as indicated above

• new blocks of woodland planting need to be substantial in size to work properly

Boundaries and edges

• the development should avoid making 'compartments' - ie overly uniform boundary planting around each site margin

• the use of inappropriate brick walls, coniferous hedges,

decorative gateways to individual developments is not acceptable

• existing patterns of field walls/hedges/woodland blocks/shelterbelts in the countryside around each site should be used for clues for new boundary or subdividing elements

• the site edge facing open countryside is potentially very unnatural and should be broken up with a combination of block woodland, hedgerow (with mature trees at intervals) and stone walls

• the edge along main roads should take references from the countryside – stone walls, hedges and deciduous trees

• existing trees/hedges should be retained and protected even if they are not appropriate species as they help to marry new development to the landscape

• a sense of enclosure should be created throughout the development by linked frontages, garden walls and hedges and consistency of materials

Ecology and habitat

• a planning application for the development of this site will require to be supported by an Ecological

Impact Assessment• planting should focus on native

species• there are opportunities for habitat

reinforcement and creation along the north, east and west boundaries of the site as well as along the north-south running central spine

• the position and sensitivity of Dean Plantation Planted Ancient Woodland should be noted

Parking and the external environment

The developer should consider a range of solutions to reduce the impact of car parking on the residential environment. This might include a combination of:

• avoiding front garden space being entirely given over to parking

• using traditional front garden walls and hedges to structure the street appearance

• designing-in shared small scale semi-private courtyard parking

• placing larger parking courtyards behind perimeter blocks

• building shared surfaces in traditional materials rather than using coloured concrete block surfaces - for example in parking zones and domestic runways

above: working with landscape and materials exemplar below: section through Bogangreen Burn Valley and Dean Plantation


Water Resource ManagementA burn lies close to the northern edge of the site. SEPA guidelines must be adhered to to ensure that there is no detrimental impact on the burn

The site does not have a history of flooding. In these circumstances it is felt unlikely that it will be liable to flooding and in this regard a Flood Risk Assessment will not be required.

There are no capacity issues with either water or waste water networks in this area.

A Drainage Impact Assessment will be required as part of the planning application submission.

In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the site development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes. Given the nature of the site it may be acceptable for the SUDS to be located outwith the shown boundary of the site (to the west), provided that agreement of the landowner(s) can be shown.

DensityFollowing the assessment of the site it is felt that the net developable area

should be limited to 1.2 hectares and that the density should not exceed 30 units per hectare. This would give a maximum capacity of 36 residential units.

It should be noted that this figure is indicative only and that the final number of houses will be determined at the detailed design stage.

Density CalculationThe calculations for density within the site are approximate and are based on the Net Developable Area (NDA). This area excludes landscape buffer zones and site constraint features. Where appropriate, buffer zones may include as part of the garden areas. The figures shown in the table below assume that the density will be 30 houses per hectare and for standard houses and affordable housing elements.

Affordable HousingTo comply with the Council’s Planning Guidance on Affordable Housing, provision of affordable housing units will be required on-site. It is estimated that the site has a capacity of 36 units. 7 of these units should be affordable.

The final number of affordable housing units that will be required will be determined at the detailed design stage and will be dependent upon the type, mix and size of proposed houses for the overall development of the site.

Developer ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to the site at Bogangreen, Coldingham the following issues require to be addressed:

• Transport: Contribution towards ‘Safer Routes to School’ initiative and possible upgrading the existing access road(s) serving the site, to overcome congestion issues in the settlement.

• Education: contributions towards increasing secondary school capacity will be required at the approved Council rate.

• Open space, landscaping and play facilities: Provision of appropriate landscaping, open space and play facilities will be required together with details of their long term management.

Further Information For further information on the development of this site please contact:

Ian Aikman Development Control Manager East Council Headquarters Scottish Borders Council Newtown St Boswells Melrose TD6 0SA

tel: 01835 826510 email: [email protected]

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Bogangreen 2.69 1.20 30 0.96 29 30 0.24 7 30.00 36

West Paddock, Coldstream 6

This guidance note sets out the main opportunities and constraints relating to the proposed housing site at West Paddock, Coldstream. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).

The comments within the sub-headings below indicate where detailed attention is required to address specific issues and where developer contributions will be sought. The comments and advice contained within this document should be considered in conjunction with the appropriate planning guidance given at local and national level. A selection of related policy advice and guidance is referred to in this document, but it should not be regarded as comprehensive.


WEST PADDOCK, COLDSTREAMSupplementary Planning Guidance


the site from the north (ploughed field in foreground)

above - the site from the adjacent main road below - road verge detail close to the site

The site lies to the north-west of the existing settlement of Coldstream and covers an area of 4.3 hectares (10.63 acres). To the north-west it is bounded by a woodland shelter-belt, to the north-east by Duns Road, to the south-east it is bounded by the residential properties off Bennecourt Drive and to the south-west by a field. The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 60 units. A more detailed assessment of capacity is included as part of this paper.





housing

Policy Boundary



Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development which takes advantage of the excellent views over the surrounding landscape. At the same time, it is expected that great effort should be made to integrate the new development in the landscape, establish a strong sense of place, provide a sheltered environment for the new houses on what is a relatively exposed site and set out a landscape framework which will reduce the impact of the housing on the surrounding landscape.



• Affordable housing - This will require to be provided under the provisions of Policy H1 and the Supplementary Planning Guidance on Affordable Housing (see Affordable Housing below).

• Education - The position at Berwickshire High School is such that the Council will be seeking a contribution from each development in the catchment area (see Developer Contributions below).

• Open space, landscaping and play facilities - these must be provided together with proposals for long term maintenance (see Developer Contributions below)

• Built and landscape heritage - the site lies within the south-eastern part of The Hirsel, which is listed in the Inventory of Gardens and Designed Landscapes in Scotland and is publicly accessible as a Country Park. As such it will be treated with sensitivity to the

landscape context and development should include proposals for an adequate landscape buffer (see Developer Contributions)

• Gas – a National Grid gas main is available nearby

• Water and Drainage – see separate section below

• Access and Transport – see separate section below

Access and TransportRoad construction should not be conceived in isolation, but as an element in the overall design of the development.

The Council’s ‘Standards for Development Roads’ should serve as a guide for the form of development on the site, but should be flexible enough so as not to inhibit the design of an innovative less car dominant layout which respects the landform and character of the area. The Council embraces the concepts of PAN 76 on ‘New Residential Streets’ which promotes an informal system of well connected streets with natural traffic calming (building lines, squares, shared road surfaces etc) built in and equal priority given to all transport modes such as passenger transport walking and cycling. Where parking spaces are allocated to individual properties the provision requirement will be 2 parking spaces per dwelling unit (discounting garages) along with 25% visitor parking which should be provided in groups of at least 2 spaces and must be strategically located. For communal parking the

provision requirement (including visitor parking) is 1.5 to 1.75 spaces per dwelling unit.

A Transport Assessment (TA) is required for developments of 50 or more dwelling units and may be sought for developments of between 25 and 49 units. The developer will be expected to pay for or contribute towards the cost of identified off-site transport work required as a result of the development and/or the cumulative effect of overall development.

Access can be made to this site from Duns Road in the vicinity of the Bennecourt ceremonial tree. A minor access link must be included to the adjacent development in Duns Road. Given the number of units it is recommended that the carriageway width should be a minimum of 5.5 metres.

Street lighting and footway should be extended along Duns Road to the site access (see Developer Contributions). Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.

The existing footpath through the woodland along the north-western site boundary should be retained for public use.






• the buildings should be 1 or 2 storey

• building colour themes should be white into buff render with grey roofs


• the buildings should present a frontage to the internal street system and could be terraces in part – the development should avoid presenting rear garden fencing to the principal street or to Duns Road

• the focal points or places should be created as shown on the DG Plan

• the development should incorporate a footpath network through the site linking to the proposed focal points as shown on the design guidance plan and linking to other footpaths in the area


• establishment of a permeable and outward looking high quality mixed residential development



• by preference houses should not breach a ridgeline, but if this is unavoidable, a backdrop of trees of an appropriate scale should be introduced






• the use of inappropriate brick walls, coniferous hedges, decorative gateways to individual developments is not acceptable

• existing patterns of field walls/hedges/woodland blocks/shelterbelts in the countryside around each site should be used as clues for new boundary or subdividing elements




• a sense of enclosure should be created throughout the development by linked frontages,

garden walls and hedges and consistency of materials

Ecology and habitat

• a planning application for the development of this site will require to be supported by an Ecological Impact Assessment

• planting should focus on native species

• there are opportunities for habitat reinforcement and creation along the south and west boundaries of the site as well as in the central spine running east-west





• designing in shared small scale semi-private courtyard parking

• placing larger parking courtyards

above: site boundary exemplar below: garden boundary exemplar


behind perimeter blocks


Water Resource ManagementAlthough there are some drains and issues in the locale the site does not lie close to any significant water courses and it does not have a history of flooding. In these circumstances it is felt unlikely that it will be liable to flooding and in this regard a Flood Risk Assessment will not be required.

There are no capacity issues both with either the water or waste water networks in this area, although a contribution may be required towards the costs of making the appropriate connections. In addition, a Drainage Impact Assessment will be required as part of the planning application submission.

In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the site development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes. Given the nature of the site it may be acceptable for the SUDS to be located outwith the shown boundary of the site (to the south-west), provided that agreement of the landowner(s) can be shown.

DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 4.1 hectares and that the density should not exceed

20/30 units per hectare. This would give a maximum capacity of 64 residential units.


Density CalculationsThe calculations for density within the site are approximate and are based on the Net Developable Area (NDA). This area excludes landscape buffer zones and site constraint features. Where appropriate, buffer zones may be included as part of the garden areas. The figures shown in the table below assume that for standard houses the density will be 25 houses per hectare and for the affordable housing element 30 houses per hectare.



Developer ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative

legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to this site, the following issues require to be addressed:

• Transport: Possible contribution towards upgrading the existing access road serving the site and junction improvements.

• Education: Contribution towards increasing secondary school capacity will be will be required at the approved Council rate.

• Landscape: The developer will be expected to provide an adequate woodland / hedgerow ‘buffer’ towards The Hirsel Country Park.


• Waste water treatment: a contribution may be required towards connections to the treatment system.




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West Paddock 4.30 25 2.00 50 30 0.50 15 65


Berrywell East, Duns 11

This guidance sets out the main opportunities and constraints relating to the proposed housing site at Berrywell East, Duns. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



BERRYWELL EAST, DUNSSupplementary Planning Guidance


Looking east over the site from Berrywell Road

above - Berrywell Road looking south below - looking across the northern part of the site

The site lies on the eastern fringes of Duns and covers an area of 3.4 hectares (8.4 acres) (BD12B). To the north it is bounded by a petrol filling station, to the east by residential properties and farm land, to the south it is bounded by farm buildings (Cairnbank) and to the west by Berrywell Road and a residential development site. The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 64 units. A more detailed assessment of capacity is included as part of this paper.


© crown copyright all rights reserved , licence number La 09049L


housing

Policy Boundary



Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development which takes advantage of the excellent surrounding landscape. At the same time, it is expected that great effort should be made to integrate the new development on this important edge of town site as well as set out a landscape framework which will reduce the impact of the housing on the surrounding landscape.




• Education: The position at Berwickshire High School is such that the Council will be seeking a contribution from each development in the catchment area. Duns Primary School is at capacity and again developer contribution towards school expansion will be a requirement of any new development (see Developer Contributions below)

• Open space, landscaping and play facilities: these must be provided together with proposals for long term maintenance (see Developer Contributions below)

• Electricity - an 11kv Scottish Power cable crosses the site

• Gas – a National Grid gas main is available nearby






A Transport Assessment (TA) is required for developments of 50 or more dwelling units and may be sought for

developments of between 25 and 49 units. The developer will be expected to pay for or contribute towards the cost of identified off-site transport work required as a result of the development and/or the cumulative effect of overall development.

A single access point from Berrywell Road (to the west of the site) is proposed. Given the number of units it is recommended that the carriageway width would be a minimum of 5.5 metres. Upgrading of the minor road adjacent to the site may be required, including road widening, footways and lighting. Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.






• consideration should be given



to the use of local sustainable materials, particularly stone and timber throughout the development

• the buildings should present a frontage to the internal street system and could be terraces in part – the development should avoid presenting rear garden fencing to the principal street

• the focal points or places should be created as shown on the Design Guidance Plan on page 3

• care should be taken with the setting of the listed building shown on the design guidance plan

• the development should incorporate a footpath network linking to the proposed focal points as shown on the design guidance plan on page 3



• buildings should take advantage of views to the east and south



• existing landscape features represent opportunities for place-making and care should be taken to integrate important features as indicated on page 3







• the edge along roads should take references from the countryside – stone walls, hedges and deciduous trees

• existing trees/hedges should be

retained and protected even if they are not appropriate species as they help to marry new development to the landscape

• a sense of enclosure should be created throughout the development by linked frontages, garden walls, hedges and consistency of materials

Ecology and habitat



• there are opportunities for habitat reinforcement and creation along the boundaries of the site as well as along the north-south running central spine and low point which could become part of a SUDS




• using traditional front garden walls and hedges to structure the street

appearance• designing in shared small scale semi-

private courtyard parking• placing larger parking courtyards

behind perimeter blocks• building shared surfaces in traditional

materials rather than using coloured concrete block surfaces - for example in parking zones and domestic runways

Water Resource ManagementThe site does not lie close to any water courses and does not have a history of flooding. In these circumstances it is felt unlikely that it will be liable to flooding and in this regard a Flood Risk Assessment will not be required.

SEPA have identified water quality issues in nearby watercourses. Development will need to adopt SEPA guidance to ensure that these issues are not exacerbated.

There are no capacity issues regarding the water or the waste water networks in this area. However, a Drainage Impact Assessment will be required as part of the planning application submission.

above: working with materials and landscape exemplar below: traditional entrance exemplar


In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the site development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes. Given the nature of the site it may be acceptable for the SUDS to be located outwith the shown boundary of the site (to the east), provided that agreement of the landowner(s) can be shown.

DensityFollowing the assessment of the site it is felt that the Net Developable Area should be limited to 2.5 hectares and that the density should not exceed 25/30 units per hectare. This would give a maximum capacity of 64 residential units.


Density CalculationThe calculations for density within the site are approximate and are based on the Net Developable Area (NDA). This

area excludes landscape buffer zones and site constraint features. Where appropriate, buffer zones may be included as part of the garden areas. The figures shown in the table below assume that for standard houses the density will be 25 houses per hectare and for the affordable housing element 30 houses per hectare.




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Berrywell East, Duns 3.50 2.50 25 2.00 50 30 0.50 15 26.00 65

legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to the site at Berrywell East, Duns the following issues require to be addressed:

• Transport: possible contribution towards providing additional car parking to relieve parking pressure in the town centre and upgrading the existing access road serving the site.






Burnside, Eddleston 16

This guidance sets out the main opportunities and constraints relating to the proposed housing site at Burnside, Eddleston. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



BURNSIDE, EDDLESTONSupplementary Planning Guidance


Looking north over the site

above - the site context to the north east below - west of the site, a bus turning area and school

The site lies in the south-east corner of the settlement of Eddleston and covers an area of 1.9 hectares (4.7 acres). To the north and east it is bounded by agricultural land, to the south it is bounded by a track and the Longcote Burn and to the west it is bounded by Eddleston Primary School.

The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 30 units. A more detailed assessment of capacity is included as part of this paper.




Land Use Proposals (H3 Applies)

housing

Policy Boundaries


conservation area (BE 4)


Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development that successfully sits between the suburban character of this side of Eddleston and the bleaker upland countryside to the east. It is expected that the development will provide a sheltered environment for the new houses on what is an exposed site. The new development will have to create its own character and sense of place. In doing so, it should look to the centre of Eddleston village for design cues that will inform the new built environment and to the wider countryside for appropriate cues relating to shelter and habitat creation.




• Education: Peebles Secondary School will face severe capacity issues from 2012 onwards and further housing development can only be accommodated with appropriate developer contributions (see Developer Contributions below).

• Open space, landscaping and play facilities: these must be provided together with proposals for long

term maintenance (see Developer Contributions below).






The Council’s ‘Standards for Development Roads’ should serve as a guide for the form of development on the site, but should be flexible enough so as not to inhibit the design of an innovative less car dominant layout which respects the landform and character of the area. The Council embraces the concepts of PAN 76 on ‘New Residential Streets’ which promotes an informal system of well connected streets with natural traffic calming (building lines, squares, shared road surfaces etc) built in and equal priority given to all transport modes such as passenger transport walking and cycling.

Where parking spaces are allocated to individual properties the provision requirement will be 2 parking spaces per dwelling unit (discounting garages) along with 25% visitor parking which should be provided in groups of at least 2 spaces and must be strategically located. For communal parking the provision requirement (including visitor parking) is 1.5 to 1.75 spaces per dwelling unit.


A single access point from the existing road end is proposed. Given the number of units it is recommended that the carriageway width would be a minimum of 5.5 metres. Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.

The path along the southern edge of the site alongside the stream should be kept open for public access – it is a Public Right of Way.

high quality local building materials






• building colour themes should be white into buff render with slate roofs


• site area A is considered to be the best location for affordable housing while area B is for standard housing


• focal points or places should be created as shown on the Design Guidance Plan

• the development should link to the surrounding footpath system serving adjacent areas, in particular to the Right of Way along the south and east boundary of the development site



• creating shelter and place-making should be a strong theme of this development and the developer will be expected to provide substantial planting areas – note that these are off site

• buildings should take advantage of views to the east






• the developer should use some of the common landscape features of Eddleston as cues for this development – this might include stone walls, mown grass verges with semi-mature trees or stone entrance features



• the site edge facing open countryside is potentially very unnatural and should be broken up with a combination of block woodland, hedgerow (with mature trees at intervals) and stone walls as appropriate




Ecology and habitat



• there are opportunities for habitat reinforcement and creation adjacent to the site along the north, east and south boundaries of the site


The developer should consider a range of solutions to reduce the impact of car

above: integrating buildings in the landscape below: boundary wall exemplar


parking on the residential environment. This might include a combination of:






Water Resource ManagementThe site lies close to the Longcote Burn (south) and to water sinks and issues (east). A Flood Risk Assessment will require to be submitted as part of any planning application.

The Longcote Burn adjacent to the site is a tributary of the Eddleston Water. SNH has advised that the Eddleston Water is covered by the River Tweed 1981 Act SSSI, the Tweed River 1949 Act SSSI and the River Tweed SAC: care must be taken to ensure that the development works do not conflict with the aims of this legislation.

There are known capacity issues with the waste water network in this area and no development can take place until additional capacity has been provided (see Developer Contributions below).


In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the site

development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes. Given the nature of the site it may be acceptable for the SUDS to be located outwith the shown boundary of the site (to the south), provided that agreement of the landowner(s) can be shown.

DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 1.7 hectares and that the density should not exceed 20/30 units per hectare (normal/affordable). This would give a maximum capacity of 39 residential units. It should be noted that this figure is indicative only and that the final number of houses will be determined at the detailed design stage.

Density CalculationThe calculations for density within the site are approximate and are based on the Net Developable Area (NDA). This area excludes landscape buffer zones and site constraint features. Where appropriate, buffer zones may include as part of the garden areas. The figures shown in the table below assume that for standard houses the density will be 20 houses per hectare and for the affordable housing element 30 houses per hectare.


The final number of affordable housing units that will be required will be determined at the detailed design stage

and will be dependent upon the type, mix and size of proposed houses for the overall development of the site.

Developer ContributionUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. The following issues require to be addressed:

• Transport: The developer may be required to implement traffic calming measures on the public road between the site and the main road

• Waste water treatment: No capacity within existing facility. Developer contribution will be required before any development commences


• Open space, landscaping and play facilities: Provision of appropriate landscaping, open space and play facilities will be required together with details of their long term management




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Burnside Eddleston 1.90 1.70 20 1.19 24 30 0.51 15 23.00 39

Buckholm Corner, Galashiels 21

This brief sets out the main opportunities and constraints relating to the proposed housing site at Buckholm Corner and Buckholm North, Galashiels. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



BUCKHOLM CORNER, GALASHIELSSupplementary Planning Guidance


Looking north east over the site

above: adjacent development below: aerial view of the site

The site lies to the north-west of the existing settlement of Galashiels and covers an area of 13.2 hectares (32.6 acres). To the north, west and east it is bounded by agricultural land and to the south bounded by residential properties and the A7.

The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 60 units for site EGL17B (the lower area known as Buckholm Corner) and 180 units for site EGL41 (the rising land to the north described as Buckholm North). A more detailed assessment of capacity is included as part of this paper.


© crown copyright all rights reserved , licence number La 09049L



housing

Policy Boundaries


employment land safeguarding (ED1)


Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development on this exposed site which takes advantage of the excellent views over the surrounding landscape. At the same time, it is expected that great effort should be made to integrate the new development in the landscape, pay due regard to existing landscape features, provide a sheltered environment for the new houses and set out a landscape framework which will reduce the impact of the housing on the surrounding landscape.


Consultation responses have been received from Scottish Power, National Grid (formerly Transco), SEPA, Scottish Water and Scottish Natural Heritage. Critical issues are summarised below. Certain constraints will require to be addressed through appropriate developer contributions, as indicated:


• Education: Galashiels Secondary School will face severe capacity issues from 2013 onwards. Two primary schools now have severe capacity issues and four primary schools have no or inadequate playing field capacity; two new primary schools are required (see Developer Contributions below).


• Gas – a National Grid gas main is available nearby.



Developers are expected to take account of these comments, as may be

appropriate for the site development.

Access and TransportRail: Galashiels falls within an area identified for a contribution to the Waverley Railway Project (see Developer Contributions below).

Road:Road construction should not be conceived in isolation, but as an element in the overall design of the development.


There should be a single access point to this site from the A7 as indicated on the Design Guidance Plan. It is recommended that the carriageway width would be a minimum of 5.5 metres

and include a right turning lane. In addition, consideration should be given to the creation of a pedestrian access into the existing adjacent development as shown on the Design Guidance Plan. Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.



SBC is to undertake a traffic study for Galashiels and the surrounding area to assess the impact of the Local Plan allocations on the road network and to

residential development in a strong landscaped environment


!g 1 - design guidance


identify and assess infrastructure upgrades required including possible improved linkage between the A6091 and the B6374. Developer contributions will be sought in this respect.




• the buildings should be 1 or 2 storey • building colour themes should be

white into buff render with grey roofs• consideration should be given to the

use of local sustainable materials, particularly stone and timber throughout the development

• site area A is considered to be the best location for affordable housing


• the focal points or places should be created as shown on the Design Guidance Plan

• the development should incorporate a footpath network through the site linking to the proposed focal points as shown on the design guidance plan on page 3 and to the Right of Way running to the east of the site






• it is necessary to protect existing

vegetation on the site and extend and reinforce as shown on the plan








• the edge along main roads should take references from the countryside

– stone walls, hedges and deciduous trees



Ecology and habitat



• there are opportunities for habitat reinforcement and creation along the north, east and west boundaries of the site as well as along the north-south running central spine


The developer should consider a range of solutions to reduce the impact of car parking on the residential environment.

above: site boundary exemplar below: contemporary housing in the landscape


These might include a combination of:






Water Management ResourceThe site is in an elevated position above existing water courses and it is unlikely that it will be liable to flooding: in these circumstances a Flood Risk Assessment will not be required. However, flood risk from Buckholm Burn must be addressed, and areas of the site on steeply sloping ground require protection from runoff during intense rainfall.

The site lies close to the Gala Water and SNH has advised that this part of the river is covered by the River Tweed 1981 Act SSSI, the Tweed River 1949 Act SSSI and the River Tweed SAC: care must be taken to ensure that the development works do not conflict with the aims of this legislation.

There may be capacity issues both with the water and waste water networks in this area and Scottish Water has included Galashiels in the draft programme for investment: to this end developer contributions may be required (see Developer Contributions below). Developers are advised to check with Scottish Water for up-to-date information.


In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the site development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes.

DensityFollowing the assessment of the site it is felt that net developable area should be limited to 8.30 hectares (20.50 acres) and that the density should be 30 units per hectare for standard units and for affordable housing. This would give a maximum capacity of around 249 residential units. It should be noted that this figure is indicative only and that the final number of houses will be determined at the detailed design stage.

Density CalculationsThe calculations for density within the site are approximate and are based on the Net Developable Area (NDA). This area excludes landscape buffer zones and site constraint features. Where appropriate, buffer zones may be included as part of the garden areas. The figures shown in the table below assume that for standard houses the density will be 30 houses per hectare and for the affordable housing element 30 houses per hectare.


The final number of affordable housing units that will be required will be determined at the detailed design stage and will be dependent upon the type,

mix and size of proposed houses for the overall development of the site.

Developer ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies.

With respect to the site at Buckholm Corner the following issues require to be addressed:

• Railway: Waverly Line Reinstatement (Stage One)

• Roads: Formation of new access into site and environmental improvement scheme to be undertaken for the main approaches to Galashiels. Contribution towards wider transport improvements in the Galashiels area.

• Education: The site is within the catchments of Glendinning Primary School and Galashiels Secondary School. Contributions towards increasing secondary school capacity will be required at the approved Council rate.





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Buckholm Corner 13.20 8.30 30 7.06 212 30 1.25 37 30 249

Forrest Hill, Galashiels 26

This guidance sets out the main opportunities and constraints relating to the proposed housing site at Forest Hill, Galashiels. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



FOREST HILL, GALASHIELSSupplementary Planning Guidance


aerial view of the site looking south west

above - the site from the west below - looking west over the site

The site lies to the south-west of Galashiels and covers an area of 2.5 hectares (6.2 acres). To the north and east it is bounded by residential properties and to the south and west it is mainly bounded by agricultural land (EGL 42 above). The site is identified for housing purposes in the Finalised Local Plan and in that document the indicative capacity is shown as 50 units. A more detailed assessment of capacity is included as part of this paper.

SITE





housing

Policy Boundaries



Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development which takes advantage of the excellent views over the surrounding landscape. At the same time, it is expected that great effort should be made to integrate the new development in the landscape, pay due regard to existing landscape features, provide a sheltered environment for the new houses on what is a relatively exposed site and set out a landscape framework which will reduce the impact of the housing on the surrounding landscape.




• Education: Galashiels Secondary School will face severe capacity issues from 2013 onwards. Two primary schools now have severe capacity issues and four primary schools have no or inadequate playing field capacity; two new primary schools are required (see Developer Contributions below).






Access and TransportRail: Galashiels falls within an area identified for a contribution to the Waverley Railway Project (see Developer Contributions below).

Road: Road construction should not be conceived in isolation, but as an element in the overall design of the development.

The Council’s ‘Standards for Development Roads’ should serve as a guide for the form of development on the site, but should be flexible enough so as not to inhibit the design of an innovative less car dominant layout which respects the landform and character of the area. The Council embraces the concepts of PAN 76 on ‘New Residential Streets’ which promotes an informal system of well connected streets with natural traffic calming (building lines, squares, shared road surfaces etc) built in and equal priority given to all transport modes such as passenger transport walking and cycling. Where parking spaces are allocated to individual properties the provision requirement will be 2 parking spaces per dwelling unit (discounting garages) along with 25% visitor parking which should be provided in groups of at least 2 spaces and must be strategically

located. For communal parking the provision requirement (including visitor parking) is 1.5 to 1.75 spaces per dwelling unit.

A single access point from the cul-de-sac off Forest Hill (to the east of the site) is proposed. Given the number of units it is recommended that the carriageway width would be a minimum of 5.5 metres. Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.

In addition the opportunity should be noted for pedestrian/cycle links through to the west end of Mossillee Crescent and to the sharp bend in the road in Forest Hill (as a good link to Balmoral Primary School).


SBC is to undertake a traffic study for Galashiels and the surrounding area to assess the impact of the Local Plan allocations on the road network and to identify and assess infrastructure upgrades required including possible improved linkage between the A6091 and the B6374. Developer contributions will be sought in this respect.




A








• site area A is considered to be the best location for affordable housing



• the development should incorporate a footpath network through the site linking to the proposed focal points as shown on the Design Guidance Plan










to be supported by an Ecological Impact Assessment


• there are opportunities for habitat reinforcement and creation along the south and west boundaries of the site













Ecology and habitat

• a planning application for the development of this site will require

above: reworking of ‘traditional’ house styles in the landscape below: boundary wall exemplar


Water ManagementThe site itself does not lie close to any water courses, but there is a history of flooding in the locale due to run-off problems. In these circumstances, although it is unlikely that the site will be liable to flooding, a Flood Risk Assessment should be carried out as part of the planning submission.

There may be capacity issues both with the water and waste water networks in this area and Scottish Water has included Galashiels in the draft programme for investment: to this end developer contributions may be required (see Developer Contributions below). Developers are advised to check with Scottish Water for up-to-date information.

A Drainage Impact Assessment will be required as part of the planning application submission. In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the site development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes.

Given the nature of the site it may be acceptable for the SUDS to be located outwith the shown boundary of the site (to the south), provided that agreement of the landowner(s) can be shown.

DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 1.8 hectares (4.4 acres) and that the density should not exceed 25 units per hectare for standard housing units and 30 units per hectare for affordable housing. This would give a maximum capacity of 46 residential units.

It should be noted that this figure is indicative only and that the final number

of houses will be determined at the detailed design stage.




Developer ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to the site at Forest Hill, Galashiels the following issues require to be addressed:

• Railway: Waverley Line Reinstatement (Stage One)

• Roads: contribution required towards upgrading the existing access road serving the site and wider transport improvements

• Education: The site is within the catchments of Balmoral Primary School and Galashiels Secondary School. Contributions towards increasing secondary school capacity will be required at the approved Council rate.





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Forest Hill 2.50 1.80 25 1.26 32 30 0.54 16 26.50 48

Crumhaughill, Hawick 31

This guidance sets out the main opportunities and constraints relating to the proposed housing site at Crumhaughill, Hawick. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



CRUMHAUGHILL, HAWICKSupplementary Planning Guidance


the Crumhaughill site

above - looking over the site towards the golf club house below - adjacent private housing

The site lies to the south of Hawick and covers an area of 2.5 hectares (6.18 acres). To the north and east it is bounded primarily by residential properties; to the south it is bounded by a golf club house and field; and to the west it is bounded by a covered reservoir and a field. The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 20 units. A more detailed assessment of capacity is included as part of this paper.





housing

Policy Boundaries



Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development which takes advantage of the excellent views over the surrounding landscape. At the same time, it is expected that great effort should be made to integrate the new development in the landscape, pay due regard to existing landscape features, provide a sheltered environment for the new houses on what is a relatively exposed site and set out a landscape framework which will reduce the impact of the housing on the surrounding landscape.


Consultation responses have been received from SBC Roads, Scottish Power, National Grid (formerly Transco), SEPA, Scottish Water and Scottish Natural Heritage. Critical issues are summarised below. Certain constraints will require to be addressed through appropriate developer contributions, as indicated.


• Electricity - a Scottish Power cable crosses the site from north-west to south-east.





Developers are expected to take

account of these comments, as may be appropriate for the site development.

Access and Transport



The proposed access should be from

Longhope Drive and Burnflat Lane forming a loop road through the site. Direct access to Haggs Ha Brae is unacceptable. A limited development on the upper part of the site could be accessed from Crumhaughill Road.

Given the number of units it is recommended that the carriageway width should be a minimum of 6.0 metres. The site is on a bus route at Rosebank Road. Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.






• consideration should be given to the use of local sustainable materials, particularly stone and

the importance of quality residential development and landscape on a sloping site


A



timber throughout the development• site area A is considered to be the

best location for affordable housing• the buildings should present a

frontage to the internal street system and could be terraces in part – the development should avoid presenting rear garden fencing to the principal street


• the development should incorporate a footpath network through the site linking to the proposed focal points as shown on the Design Guidance Plan









• creating a sense of enclosure throughout the development by linked frontages, garden walls and hedges and consistency of materials




• existing patterns of field walls/hedges/woodland blocks/shelterbelts in the countryside around each site should be used as clues for new boundary or

subdividing elements• the site edge facing open

countryside is potentially very unnatural and should be broken up with a combination of block woodland, hedgerow (with mature trees at intervals) and stone walls



Ecology and habitat





The developer should consider a range of solutions to reduce the impact of car parking on the residential environment. These might include a combination of:






Water Management ResourceSEPA advise that the site has a medium-high risk of flooding, particularly in relation to flash-flooding. A Flood Risk Assessment must therefore be submitted

above: site boundary exemplar below: residential landscaping


with the planning application. A Drainage Impact Assessment will also be required.

Although there is currently capacity for waste water treatment in Hawick, emerging development proposals mean that this is likely to become a constraint. Developer contributions may be required (see Developer Contributions).

In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the site development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes. Given the nature of the site it may be acceptable for the SUDS to be located outwith the shown boundary of the site (to the west or south), provided that agreement of the landowner(s) can be shown.

DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 1.6 hectares (3.9 acres) and that the density should not exceed 10 units per hectare. This would give a maximum capacity of 18 residential units. The reason for the lower than normal density is the slope of the site and the impracticality of building at higher densities.


Density CalculationThe calculations for density within the site are approximate and are based on the Net Developable Area (NDA). This

area excludes landscape buffer zones and site constraint features. Where appropriate, buffer zones may include as part of the garden areas. The figures shown in the table below assume that for standard houses the density will be 10 houses per hectare and for the affordable housing element 15 houses per hectare.



Developer ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. The following issues require to be addressed:

• Transport: Possible contribution towards upgrading the existing access road serving the site





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Crumhaughill, Hawick 2.50 1.60 10 1.12 11 15 0.48 7 11.50 18

Gala Law, Hawick 36

This brief sets out the main opportunities and constraints relating to the proposed housing site at Gala Law, Hawick. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



GALA LAW, HAWICKSupplementary Planning Guidance


Looking north over the site

above - view from Guthrie Drive below - looking east along Guthrie Drive

The site lies to the north of the settlement of Hawick and covers an area of 4.5 hectares (11.12 acres)(RHA 27B above). It is bounded to the north and east by agricultural land which has been identified as an area of mixed-use development (Gala Law) in the Finalised Local Plan; it is bounded to the south by Guthrie Drive and it is bounded to the west by agricultural land which has been identified as a housing land safeguarded area (Gala Law) in the Finalised Local Plan. The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 90 units. A more detailed assessment of capacity is included as part of this paper.





housing

Policy Boundaries

H1A housing land safeguarding

Gala Law, Hawick 37

Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development which takes advantage of the excellent views over the surrounding landscape.

At the same time, it is expected that great effort should be made to integrate the new development in the landscape, pay due regard to existing landscape features, provide a sheltered environment for the new houses and set out a landscape framework which will reduce the impact of the housing on the surrounding landscape.




• Education: Stirches Primary School is forecast to have severe capacity issues by 2007. The Council will be seeking a contribution from each development in the catchment area or no further development will be approved until a suitable school infrastructure is in place.






Access and TransportRoad: Road construction should not be conceived in isolation, but as an element in the overall design of the development.

The Council’s ‘Standards for Development Roads’ should serve as a guide for the form of development on the site, but should be flexible enough so as not to inhibit the design of an innovative less car dominant layout which respects the landform and character of the area. The Council embraces the concepts of PAN 76 on ‘New Residential Streets’ which promotes an informal system of well connected streets with natural traffic calming (building lines, squares, shared road surfaces etc) built in and equal priority given to all transport modes such as passenger transport walking and cycling. Where parking spaces are allocated to individual properties the provision requirement will be 2 parking spaces per dwelling unit (discounting garages) along with 25% visitor parking which should be provided in groups of at least 2 spaces and must be strategically

located. For communal parking the provision requirement (including visitor parking) is 1.5 to 1.75 spaces per dwelling unit.


The main access point for the development at Gala Law would be a single junction on the existing public road, Guthrie Road, which adjoins the south boundary of the site. In addition it is recommended that allowance be made for vehicular and pedestrian links to the proposed residential site to the west. Given the number of units it is recommended that the carriageway width would be a minimum of 5.5 metres. Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.

There should be no direct frontage access from individual dwellings onto Guthrie Drive.


Gala Law, Hawick 38


Gala Law, Hawick 39









• the development should incorporate a footpath network through the site linking to the proposed focal point as shown on the Design Guidance Plan



• some existing landscape features represent opportunities for place-making and care should be taken to integrate important features as indicated above

• buildings should take advantage of views to the east, west and south




• new blocks of woodland planting need to be substantial in size to

work properly• creating a sense of enclosure

throughout the development by linked frontages, garden walls and hedges and consistency of materials







• existing trees/hedges should be

retained and protected even if they are not appropriate species as they help to marry new development to the landscape

Ecology and habitat









above: contemporary residential environment below: garden boundary exemplar

Gala Law, Hawick 40



Water Resource ManagementThe site does not lie close to any major any water courses and it does not have a history of flooding. In these circumstances it is felt unlikely that it will be liable to flooding and in this regard a Flood Risk Assessment will not be required.



DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 2.0 hectares (4.9 acres) and that the density should not exceed 30 units per hectare for standard and affordable units. This would give a maximum capacity of 60 residential units.

It should be noted that this figure is

indicative only and that the final number of houses will be determined at the detailed design stage.

Density CalculationThe calculations for density within the site are approximate and are based on the Net Developable Area (NDA). This area excludes landscape buffer zones and site constraint features. Where appropriate, buffer zones may include as part of the garden areas. The figures shown in the table below assume that for standard houses the density will be 30 houses per hectare for standard and affordable housing.



Developer ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to the site at Gala Law, Guthrie Road, Hawick the following issues

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Gala Law, Hawick 4.50 2.00 30 1.4 42 30 0.60 18 30.00 60

require to be addressed:

• Transport: Possible contribution towards upgrading the existing access road serving the site

• Education: contributions towards increasing secondary school capacity will be required at the approved Council rate


• Waste water treatment: there is limited capacity in Hawick. Developer contributions may be required.




Stirches, Hawick 41

This guidance sets out the main opportunities and constraints relating to the proposed housing site at Stirches, Hawick. It provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Local Finalised Plan (following adoption).



STIRCHES, HAWICKSupplementary Planning Guidance


the western edge of the site with mature trees

above - general view looking south west below - view east towards Gala Law

The site lies on the north-west fringe of Hawick and covers an area of 2.13 hectares (5.26 acres) (RHA 25B). It is bounded to the north-east by residential property and to the south-east by residential property and open space. It is bounded to the south-west by residential property and it is bounded to the north-west by Guthrie Drive, beyond which lies agricultural land. The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 40 units. A more detailed assessment of capacity is included as part of this paper.





housing

Policy Boundaries


Stirches, Hawick 42

Development VisionThe vision for this site is to create a sustainable, permeable and outward looking residential development which takes advantage of views to the south. The site extends to 2.1 hectares and the capacity is expected to be around 40 dwellings, suggesting a density of approximately 19 dwellings/hectare. The development will protect existing mature trees and use them to produce distinctive places on the site. The new buildings will be expected to follow the marked rectilinear grain of the surrounding area and ensure that connections are made to surrounding footpath systems, especially those relating to the school. The site may provide opportunities for private plot self-build development.




• Education - The forecast position for Stirches Primary School is that the school will have severe capacity issues by 2007. The Council will be seeking a contribution from each development in the catchment area or no further development will be approved until a suitable school infrastructure is in place (see Developer Contributions below)

• Waste Water Treatment - Although there is currently capacity in Hawick, emerging development proposals mean that this is likely to become a constraint. Contributions may be required for connections (see Developer Contributions)

• it should be noted that underground drainage and services already exist on site though the condition of these would have to be checked


• Electricity - there is a high voltage underground cable within the southern part of the site

• Gas – there is a National Grid gas main within the southern part of the site.





The Council’s ‘Standards for Development Roads’ should serve as a guide for the form of development on the site, but should be flexible enough so as not to inhibit the design of an innovative less car dominant layout which respects the landform and character of the area. The Council embraces the concepts of PAN 76 on ‘New Residential Streets’ which promotes an informal system of well connected streets with natural traffic calming (building lines, squares, shared

road surfaces etc) built in and equal priority given to all transport modes such as passenger transport walking and cycling. Where parking spaces are allocated to individual properties the provision requirement will be 2 parking spaces per dwelling unit (discounting garages) along with 25% visitor parking which should be provided in groups of at least 2 spaces and must be strategically located. For communal parking the provision requirement (including visitor parking) is 1.5 to 1.75 spaces per dwelling unit.


The main access point for the development at Stirches would be from the two existing access points from the public road, Guthrie Drive, which forms the north-west boundary of the site. In addition it is recommended that allowance be made for pedestrian links to the existing residential areas / areas of open space to the north-east, south-east and south-west. The access road would service the site from the existing accesses on Guthrie Drive. Given the number of units it is recommended that the carriageway width would be a minimum of 5.5 metres. Note that direct vehicular access from houses on to Guthrie Drive will not be acceptable.


Stirches, Hawick 43


Stirches, Hawick 44

Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.





• building colour themes should be white into buff or grey render with grey roofs



• buildings should also present a consistent frontage to Guthrie Drive although direct vehicular access onto this is not acceptable

• buildings should try to adopt the grain of the surrounding area - to run parallel or at right angles to adjacent road


• the development should incorporate a footpath network through the site linking to the proposed focal points as shown on the Design Guidance Plan and to the Right of Way running to the east of the site




• it is necessary to protect mature trees and ground modelling, especially in the south corner of the site where there is an opportunity to build around existing features – with an opportunity for place-making

• buildings should take advantage of views to the south




• link edges of open space to existing around school




• the development should avoid making 'compartments' - ie overly

uniform boundary planting around each site margin






Ecology and habitat


above: the importance of landscape in new residential development below: garden boundary exemplar

Stirches, Hawick 45


• the watercourse along the NE boundary should be protected and developed as a habitat and recreational feature

• there are opportunities for habitat reinforcement and creation along the east and west boundaries of the site and opportunities for connecting to a wider green network to the north along the existing watercourse








Water Resource ManagementA water course runs adjacent to the north-east boundary of the site, but the site it does not have a history of flooding. In these circumstances it is felt unlikely that it will be liable to flooding and in this regard a Flood Risk Assessment will not be required.


A Drainage Impact Assessment will be required as part of the planning

application submission. In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the site development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes.

DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 1.50 hectares (3.7 acres) and that the density should not exceed 20 units per hectare for standard units and 30 units per hectare for affordable housing. This would give a maximum capacity of 40 residential units.




The final number of affordable housing units that will be required will be

determined at the detailed design stage and will be dependent upon the type, mix and size of proposed houses for the overall development of the site.

Developer ContributionUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to the sites at Stirches 2, Guthrie Road, Hawick the following issues require to be addressed:

• Transport: Possible contribution towards upgrading the existing access road serving the site.







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Stirches, Hawick 2.13 1.50 20 1.05 21 30 0.45 14 23.00 35

Summerfield 1 + 2, Hawick 46

This guidance sets out the main opportunities and constraints relating to the proposed housing sites at Summerfield 1 and 2, Hawick. It provides an outline framework for the future development of the sites within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



SUMMERFIELD 1+2, HAWICKSupplementary Planning Guidance


Looking west over the site from Mayfield Drive

above - general view looking west below - the northern boundary of the site

This brief relates to two sites, which lie together to the north-west of Hawick and in total cover an area of 5 hectares (12.35 acres). The individual characteristics of each site are shown below:

• Summerfield One: this covers an area of 1.7 hectares (4.2 acres) and to the north it is bounded by agricultural land; to the east it is bounded by residential properties; to the south it is also bounded by residential properties and to the west it is bounded by the adjoining site of Summerfield Two. The site is identified for housing purposes in the Council’s Finalised Local Plan and in that





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Policy Boundaries



document the indicative capacity is shown as 40 units.

• Summerfield Two: this covers an area of 3.3 hectares (8.15 acres) and to the north it is bounded by agricultural land; to the east it is bounded by the adjoining site of Summerfield One; to the south it is bounded by residential properties and to the west it is bounded by larger detached houses. The site is identified for housing purposes in the Council’s Finalised Plan and in that document the indicative capacity is shown as 60 units.

A more detailed assessment of capacity is included as part of this paper.

Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development in an atmospheric and sheltered location. The site is not particularly prominent in the overall landscape but it is sensitive to change – especially to the west. It is expected that effort should be made to integrate new development in this landscape, pay due regard to existing landscape features and set out a landscape framework which will reduce the impact of the housing on the immediate landscape and adjacent developments.



• Affordable housing - This will require to be provided under the provisions of Policy H1 and the Supplementary Planning Guidance on Affordable Housing (see Affordable Housing below)

• Waste Water Treatment - although there is currently capacity in Hawick, emerging development proposals mean that this is likely to become a constraint. Contributions may be required for connections (see Developer Contributions below)


• Electricity - 33kv cables run through the central portion of the site and other high voltage cables along the eastern boundary

• Gas – there is a National Grid gas main within the southern part of the site





The Council’s ‘Standards for Development Roads’ should serve as a guide for the form of development on the site, but should be flexible enough so as not to inhibit the design of an innovative less car dominant layout which respects the landform and character of the area. The Council embraces the concepts of PAN 76

on ‘New Residential Streets’ which promotes an informal system of well connected streets with natural traffic calming (building lines, squares, shared road surfaces etc) built in and equal priority given to all transport modes such as passenger transport walking and cycling. Where parking spaces are allocated to individual properties the provision requirement will be 2 parking spaces per dwelling unit (discounting garages) along with 25% visitor parking which should be provided in groups of at least 2 spaces and must be strategically located. For communal parking the provision requirement (including visitor parking) is 1.5 to 1.75 spaces per dwelling unit.


The main access points for the development at Summerfield 1 and 2 would be from the existing public road at the east of the site – Mayfield Drive. In addition it is recommended that there be vehicular and pedestrian links between the two sites as shown on the Design Guidance drawing on page 3. Also it is recommended that a minor access link be provided from Langlands Road via Rosalee Brae.

Given the number of units it is recommended that the main access carriageway width would be a minimum

contemporary residential development


of 5.5 metres. Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.







• the site divides itself naturally into two parts as indicated on the above plan – (a) is considered to be suitable for affordable housing – although not exclusively, (b) for lower density housing






• some existing landscape features represent opportunities for place-making and care should be taken to integrate important features


• buildings should be set out with the

grain and contours of the site and the surrounding area












Ecology and habitat



• there are opportunities for habitat reinforcement and creation along the north, west and south boundaries of the site



above: site boundary exemplar below: contemporary residential exemplar


This might include a combination of:






Water Resource ManagementAlthough the sites lie close to ditches and issues (to the north) they do not lie close to any major any water courses and do not have a history of flooding. In these circumstances it is felt unlikely that they will be liable to flooding and in this regard a Flood Risk Assessment will not be required.


A Drainage Impact Assessment will be required as part of the planning application submissions.

In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the developments. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes. Given the nature of the sites it may be acceptable for the SUDSS to be located outwith the shown boundary of the sites (to the north), provided that agreement of the landowner(s) can be shown.

DensitySummerfield 1: the net developable area should be limited to 1.56 hectares (3.85 acres) and the density should range from 25 units per hectare for standard units and 30 units per hectare for affordable housing.

Summerfield 2: the net developable area should be limited to 2.48 hectares

(6.12 acres) and the density should range from 25 units per hectare for standard units and 30 units per hectare for affordable housing.

The maximum capacity of the site as a whole would be 107 units. It should be noted that this figure is indicative only and that the final number of houses will be determined at the detailed design stage.





legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to the sites at Summerfield, Hawick the following issues require to be addressed:

• Transport: Possible contribution towards upgrading the existing access roads serving the site.






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Summerfield 1 1.70 1.56 25 1.09 27 30 0.47 14 26.50 41

Summerfield 2 3.24 2.48 25 1.74 43 30 0.74 22 26.50 66

Howden Drive, Jedburgh 51

This guidance sets out the main opportunities and constraints relating to the proposed housing site at Howden Drive, Jedburgh. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



HOWDEN DRIVE, JEDBURGHSupplementary Planning Guidance


Looking north over the site from Howden Drive

The site lies to the south-east of the existing settlement of Jedburgh and it covers an area of 4.12 hectares (10.18 acres) and is roughly triangular in shape. To the north it is bounded by the residential property off Howden Court; to the south-east it is bounded by Howden Burn Glen; and to the west it is bounded by the residential property off Howden Drive. The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 80 units. A more detailed assessment of capacity is included as part of this paper.





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Development VisionThe aspiration for the site is that it should provide a sustainable mixed residential development which integrates with the landscape, creating a sheltered environment for new houses.


Consultation responses have been received from SBC Roads, Scottish Power, National Grid (formerly Transco), SEPA, Scottish Water and Scottish Natural Heritage. Critical issues are summarised below. Certain constraints will require to be addressed through appropriate developer contributions (addressed in detail below) and these may included the following (the same constraints and comments apply to each of the three sites, unless otherwise highlighted):







Access and Transport Road construction should not be conceived in isolation, but as an

element in the overall design of the development.



The access points to serve the site would be from the adjoining site to the north, and from the north west as

shown on the Design Guidance Plan, with minor accesses being provided via the existing culs-de-sac off Howden Drive and proposed link at north-east corner of site (see plan). Given the number of units it is recommended that the carriageway width would be a minimum of 5.5 metres.

Contributions will be required to upgrade and improve the existing constrained and congested road network (see Developer Contributions below). Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph. The existing footpath link on the northern edge of the site should be incorporated into the proposed development layout.






• consideration should be given



to the use of local sustainable materials, particularly stone and timber throughout the development



• the development should incorporate a footpath network through the site linking to the proposed focal points as shown on the Design Gguidance Plan and to the Right of Way running to the north east of the site














• the edge along main roads

should take references from the countryside – stone walls, hedges and deciduous trees



Ecology and habitat



• there are opportunities for habitat reinforcement and creation along the east and south boundaries of the site along the valley of the Howden Burn




• using traditional front garden walls and hedges to structure the street

appearance• designing in shared small scale

semi-private courtyard parking• placing larger parking courtyards

behind perimeter blocks• building shared surfaces in

traditional materials rather than using coloured concrete block surfaces - for example in parking zones and domestic runways

Water Resource ManagementThe site does not lie adjacent to any water courses that have a history of flooding and is elevated in relation to the Howden Burn. In these circumstances it is felt unlikely that it will be liable to flooding and in this regard a Flood Risk Assessment will not be required.

The site lies close to the Howden Burn, a tributary of the Jed Water. SNH has advised that the Jed Water is covered by the River Tweed 1981 Act SSSI, the Tweed River 1949 Act SSSI and the River Tweed SAC: care must be taken to ensure that the development works do not conflict with the aims of this legislation.

Although there is currently sufficient waste water treatment capacity in Jedburgh, emerging development

above: good quality contemporary residential development below: section through eastern edge of site


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Howden Drive, Jedburgh 4.12 4.00 20 3.20 64 30 0.80 24 22 88

proposals mean that this is likely to become a constraint. Contributions may be required for connections (see Developer Contributions).



DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 4.12 hectares (10.37 acres) and that the density should not exceed 20 units per hectare for standard housing and 30 units per hectare for affordable units. This would give a maximum capacity of 88 residential units.





Developer ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards three sites at Jedburgh the following issues require to be addressed:

• Transport: Contributions will be required to upgrade and improve the existing constrained and congested road network.


• Waste water treatment: there is limited capacity in Jedburgh. Developer contributions may be required.




Lochend/ Annefield, Jedburgh 56

This guidance sets out the main opportunities and constraints relating to the proposed housing sites at Lochend and Annefield, Jedburgh. It also provides an outline framework for the future development of the sites within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).

The comments within the sub-headings below indicate where detailed attention is required to address specific issues and where developer contributions will be sought. The comments and advice contained within this document should be considered in conjunction with the appropriate planning guidance given at local and national level.

A selection of related policy advice and guidance is referred to in this document, but it should not be regarded as comprehensive.


LOCHEND + ANNEFIELD, JEDBURGHSupplementary Planning Guidance


Looking west over the site from the Oxnam Road development

above - looking east towards new residential development below - adjacent new housing

This brief relates to two sites, which lie together to the south-east of the existing settlement of Jedburgh and, in total, cover an area of 5.1 hectares (12.6 acres). The individual characteristics of each site are shown below:

• Lochend: this site covers an area of 3.1 hectares (7.7 acres) and is roughly triangular in shape; to the north it is bounded by Oxnam Road to the east it is bounded by Lochend Cottage and an extension of the same road; to the south-east it is bounded by Howdenburn Glen and to the west by playing fields and a play ground. The site is identified for housing purposes in the Council’s Finalised Plan and in that document the indicative capacity is shown as 43 units.





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Policy Boundaries


employment land safeguarding (ED1)


• Annefield: this site covers an area of 2.0 hectares (4.94 acres); to the north it is bounded by Oakieknowe Road; to the east it is bounded by the field at Oxnam Road – soon to be developed and which is also identified as a residential development opportunity; to the south it is bounded by Oxnam Road and the Lochend Site (see above) and to the west it is bounded by a triangular area of open space. The site is identified for housing purposes in the Council’s Finalised Plan and in that document the indicative capacity is shown as 40 units.

A more detailed assessment of capacity is included as part of this paper.

Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development, integrated with existing recent developments and playing a positive role in the wider landscape. Landscape integration and the provision of a sheltered environment for new houses on what is a relatively exposed site are key issues.




• Open space, landscaping and play facilities - these must be provided together with proposals for long term maintenance (see Developer

Contributions below • Gas – a National Grid gas main

is available nearby. There is the possibility of another gas transporter having a gas main on the northern edge of site




Access and Transport Road: Road construction should not be conceived in isolation, but as an element in the overall design of the development.

The Council’s ‘Standards for Development Roads’ should serve as a guide for the form of development on the site, but should be flexible enough so as not to inhibit the design of an innovative less car dominant layout which respects the landform and character of the area. The Council embraces the concepts of PAN 76 on ‘New Residential Streets’ which promotes an informal system of well connected streets with natural traffic calming (building lines, squares, shared road surfaces etc) built in and equal priority given to all transport modes such as passenger transport walking and cycling. Where parking spaces are allocated to individual properties the provision requirement will be 2 parking spaces per dwelling unit (discounting garages)

along with 25% visitor parking which should be provided in groups of at least 2 spaces and must be strategically located. For communal parking the provision requirement (including visitor parking) is 1.5 to 1.75 spaces per dwelling unit.


Lochend (RJ2B)Access would be from the minor public road to the north west of the site. There would not appear to be major problems with such an access. Access to this site is by means of a single track road which would require to be widened to a minimum of 5.5m with pedestrian facilities. An access link must be provided to the adjacent Oxnam Road site to the east (see plan). The site is of considerable size and cannot be adequately served by the existing infrastructure.

Annefield (RJ7B)

Access would be from the public road to the north of the site.

Given the number of units it is recommended that the carriageway width would be a minimum of 5.5 metres. Contributions will be required to upgrade and improve the existing constrained and congested road



network (see Developer Contributions below). Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.

Urban Design and LandscapeThe key requirements for the developments are:








• the development should incorporate a footpath network through the site linking to the proposed focal points as shown on the Design Guidance Plan and to the Right of Way running to the east of the Lochend site














• the edge along main roads should take references from the

countryside – stone walls, hedges and deciduous trees


Ecology and habitat



• there are opportunities for habitat reinforcement and creation along the west boundaries of the sites






• placing larger parking courtyards

above: good quality residential development below: garden boundary exemplar


behind perimeter blocks• building shared surfaces in

traditional materials rather than using coloured concrete block surfaces - for example in parking zones and domestic runways


The site lies close to the Howden Burn, a tributary of the Jed Water. SNH has advised that the Jed Water is covered by the River Tweed 1981 Act SSSI, the Tweed River 1949 Act SSSI and the River Tweed SAC: care must be taken to ensure that the development works do not conflict with the aims of this legislation.

Although there is currently sufficient waste water treatment capacity in Jedburgh, emerging development proposals mean that this is likely to become a constraint. Contributions may be required for connections (see Developer Contributions).



DensityLochend: the net developable area should be limited to 3.0 hectares (7.4

acres) and that the density should range from 20 units per hectare for standard units and 30 units per hectare for affordable housing.

Annefield: the net developable area should be limited to 2.0 hectares (4.9 acres) and that the density should range from 20 units per hectare for standard units and 30 units per hectare for affordable housing.

The maximum capacity of the site as a whole would be 110 units. It should be noted that this figure is indicative only. and that the final number of houses will be determined at the detailed design stage.


Affordable HousingTo comply with the Council’s Planning Guidance on Affordable Housing, provision of affordable housing units will be required on-site. It is estimated that the sites have a capacity of 110 units. 30 of these units should be affordable

The final number of affordable housing units that will be required will be determined at the detailed design stage and will be dependent upon the type, mix and size of proposed houses for the overall development of the individual sites.

Developer

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Lochend, Jedburgh 3.10 3.00 20 2.40 48 30 0.60 18 22 66

Annefield, Jedburgh 2.00 2.00 20 1.60 32 30 0.40 12 22 44

ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards three sites at Jedburgh the following issues require to be addressed:

• Transport: Contributions will be required to upgrade and improve the existing constrained and congested road network.


• Waste water treatment: there is limited capacity in Jedburgh. Developer contributions may be required.





Broomlands East, Kelso 61

This guidance sets out the main opportunities and constraints relating to the proposed housing sites at Broomlands East and West, Kelso. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



BROOMLANDS EAST, KELSOSupplementary Planning Guidance


Looking south east over the site

above and below - adjacent housing development




H1A housing land safeguarding

The site covered by this guidance lies on the eastern fringes of Kelso. The site covers an area of 8.2 hectares (20.3 acres). To the north it is bounded by woodland and residential development, to the east it is bounded by Hendersyde Park, to the south it is bounded by a housing site under construction – part of Local Plan reference RKE1B - and the A698 beyond. To the west it is bounded by woodland and residential properties. The site is identified for housing purposes in the Council’s Finalised LocalPlan and in that document the indicative capacity is shown as 80 units.


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Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development which takes advantage of the excellent setting and mature woodland of the surrounding landscape. It is acknowledged that these sites represent two of the final phases of residential development in this area and to some extent, design parameters for critical parts of the site have already been set by completed and partially completed developments.

Constraints and OpportunitiesConsultations and research have been carried out to establish likely constraints and requirements in terms of Local Plan policy, electricity, gas, water, drainage, access, flood prevention, biodiversity, archaeology and architectural and landscape heritage. Consultation responses have been received from Scottish Power, National Grid (formerly Transco), SEPA, Scottish Water and Scottish Natural Heritage. Critical issues are summarised below. Certain constraints will require to be addressed through appropriate developer contributions, as indicated:


• Education: Kelso High School may face capacity issues depending on the size of residential developments; Broomlands Primary School is expected to rise to a level which would cause concern around 2012. Developer contributions will be required (see Developer Contributions below).

• Leisure and Sport: The community has identified a need to enhance sporting facilities within Kelso.






Access and TransportRail: Kelso falls within an area identified for a contribution to the Waverley Railway Project (see Developer Contributions below).


The Council’s ‘Standards for Development Roads’ should serve as a guide for the form of development on the site, but should be flexible enough so as not to inhibit the design of an innovative less car dominant layout which respects the landform and character of the area. The Council embraces the concepts of PAN 76 on ‘New Residential Streets’ which promotes an informal system of well connected streets with natural traffic calming (building lines, squares, shared road surfaces etc) built in and equal priority given to all transport modes such as passenger transport walking and cycling. Where parking spaces are allocated to individual properties the provision requirement will be 2 parking spaces per dwelling unit (discounting garages) along with 25% visitor parking which should be provided in groups of at least 2 spaces and must be strategically located. For communal parking the

provision requirement (including visitor parking) is 1.5 to 1.75 spaces per dwelling unit.


A new access formed opposite Broomlands Court should loop round the top half of the site and link into phase No. 6 of Broomlands (RKE14B) by means of a carefully designed minor access link. This loop connection will create a natural service route combined with a general pedestrian facility, all of which should be designed with traffic calming features.

Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. The existing footpath across the site from north-west to south-east should be reflected in the new layout for public use. Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.












• care should be taken with the setting of the listed building shown on the Design Guidance Plan






• by preference houses should not breach a ridgeline, but if this is unavoidable, a backdrop of trees of an appropriate scale should be

introduced• it is necessary to protect existing

vegetation on the site and extend and reinforce as shown on the plan







• the site edge facing open countryside is potentially very unnatural and should be broken up with a combination of block

woodland, hedgerow (with mature trees at intervals) and stone walls



Ecology and habitat






above: good quality residential exemplar below: garden boundary exemplar







Water Resource ManagementThe site lies close to the River Tweed and SNH has advised that this part of the river is covered by the River Tweed 1981 Act SSSI, the Tweed River 1949 Act SSSI and the River Tweed SAC. Care must be taken to ensure that the development works do not conflict with the aims of this legislation.

There are known capacity issues with the waste water network in this area; developers are advised to check with Scottish Water for up-to-date information (see Developer Contributions below). A Drainage Impact Assessment will be required as part of the planning application submissions.

In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the development of both sites. This must be designed as part of the overall site development and should be visually attractive, safe and accessible for maintenance purposes.

DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 6.5 hectares (16.06 acres) and that the density should not exceed 20 units per hectare for standard housing and 30 units per hectare for affordable units. This would give a maximum capacity of 143 residential units.

It should be noted that these figures are indicative only and that the final number of houses will be determined at the detailed design stage.




Developer ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to the site at Broomlands, Kelso the following issues require to be addressed:

• Rail: Waverley Line Reinstatement (Stage One)

• Roads: Formation of new accesses into the sites and possible upgrading of existing roads/junctions.

• Education: Both sites are within the catchment areas of Broomlands Primary School and Kelso High School. Contributions towards increasing school capacity will be required at the approved Council rate - particularly at primary school level.

• Waste Water Treatment: only limited development can take place until additional capacity is provided by Scottish Water. Developer contributions may be required accordingly.

• Leisure and Sport: Consultation with local community to identify and address deficiencies in local sporting provision, and

• Open space, landscaping and play facilities: Provision of appropriate landscaping, open space and play facilities will be required together with details of their long term management




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Broomlands East 8.20 6.50 20 5.20 104 30 1.30 39 22 143

Murison Hill, Selkirk 66

This guidance sets out the main opportunities and constraints relating to the proposed housing site at Murison Hill, Selkirk. It provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).

The comments within the sub-headings below indicate where detailed attention is required to address specific issues and where developer contributions will be sought. The comments and advice contained within this document should be considered in conjunction with the appropriate planning guidance given at local and national level. A selection of related policy advice and guidance is referred to in this document, but it should not be regarded as


MURISON HILL, SELKIRKSupplementary Planning Guidance


aerial view of the site from the north

above - the site from the south below - detail of site boundary

comprehensive.

The site lies to the south-west of the existing settlement of Selkirk and it covers an area of 1.3 hectares (3.21 acres). To the north it is bounded by the residential properties off Murison Hill, to the east and south it is bounded by agricultural land and to the west it is bounded by the B7009 (Ettrick Road).

The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 20 units.





housing

Policy Boundaries



town centre (ED 5)


Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development that successfully sits on this sensitive edge of Selkirk. It is expected that the development will provide a sheltered environment for the new houses on what is an exposed site. The new development will have to create its own character and sense of place and be a substantial improvement on the adjacent residential development to the north. It should look to the wider Borders environment for design cues that will inform the new built environment.




• Education: Selkirk High School will face severe capacity issues from 2012 onwards and further housing development can only be accommodated with appropriate developer contributions (see Developer Contributions below).


• Built and landscape heritage - the site lies within the south-eastern part of The Haining, which is listed in the Inventory of Gardens and Designed Landscapes in

Scotland. As such it will be treated with sensitivity to the landscape context and development should include proposals for an adequate landscape buffer (see Developer Contributions)









SBC is to undertake a traffic study of Galashiels and the surrounding area to assess the impact of the Local Plan allocations on the road network and to identify and assess potential infrastructure upgrades. Developer contributions may be sought in this respect.

The Selkirk bypass would be likely to require developer contribution, and the site access may require upgrading (see Developer Contributions).

A single access point from, facilitating some 20 units, is proposed. Given the number of units it is recommended that the carriageway width would be a minimum of 5.5 metres. Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points. Traffic calming should be introduced as a self-enforcing measure



fig 1 -Design Guidance Plan


to maintain vehicle speeds below 20 mph. Major earthworks will be required to improve junction visibility at the site access point and the 30 mph speed limit sign positions need to be extended. Again the existing footway will have to be extended to the new junction. There is scope for a minor access link, or a small scale development to be formed off the turning head from the Murison Hill scheme, but great care will be required when designing the new layout.







• the buildings should present a frontage to the internal street system and could be terraces in part – the development should avoid presenting rear garden fencing to the principal street or to the rural edges of the site

• the Design Guidance Plan draws attention to the opportunity for place-making at a potential focal point on the boundary of the proposed housing site and the existing open space

• the development should incorporate a footpath network through the site linking to the proposed focal point


• the aspiration is for the establishment of a permeable and outward looking high quality mixed residential development

• the layout should take advantage of open views over the valley of the Ettrick Water to the west and south










• the site edge facing open


• the edge along main roads should take references from the countryside – walls, hedges and deciduous trees



Ecology and habitat




above: site entrance exemplar below: garden boundary exemplar









Water Resource ManagementSelkirk has a history of flooding from the Ettrick Water, but that lies approximately 250 metres to the north-west of the site. In these circumstances it is not felt that a Flood Risk Assessment is required to accompany any planning application for the development of the site.

However, a Drainage Impact Assessment will be required as part of the planning application submission.

Waste water treatment capacity to accommodate further development in Selkirk is currently extremely limited (see Developer Contributions below).

In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUD System will be required as part of the site development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes. Given the nature of the site it may be acceptable for the SUDS to be located outwith the shown boundary of the site (to the south-west), provided that agreement of the landowner(s) can be

shown.

Possible locations for the SUDS are shown on the accompanying plans.

DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 0.80 hectares (1.97 acres) and that the density should not exceed 25 - 30 units per hectare. This would give a maximum capacity of 21 residential units.


Density CalculationFollowing the assessment of the site it is felt that the net developable area should be limited to 0.8 hectares (1.97 acres) and that the density should range from 25 units per hectare for standard units and 30 units per hectare for affordable housing. This would give a maximum capacity of around 21 residential units.




Developer ContributionsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to the site at Murison Hill, Selkirk the following issues require to be addressed:

• Transport: Waverley Line Reinstatement (Stage One)

• Roads: The Selkirk bypass would be likely to require a contribution from the developer of this residential site. Formation of new access into site could also involve upgrading of the existing road network. Other improvements may be required as a result of the area-wide traffic study referred to on page 67.

• Waste water treatment: Capacity to accommodate further waste water is extremely limited. Developer contributions are likely to be required.


• Open space / play facilities: Provision of appropriate landscaping, open space and play facilities will be required together with details for the suitable provision of the long term management of these facilities.




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Murison Hill 1.30 0.80 25 0.56 14 30 0.24 7 23 21

Robinsland, West Linton 71

This guidance sets out the main opportunities and constraints relating to the proposed housing site at Robinsland, West Linton. It also provides an outline framework for the future development of the site within the period covered by the Scottish Borders Council Finalised Local Plan (following adoption).



ROBINSLAND, WEST LINTONSupplementary Planning Guidance


aerial view over the site from the north

above - looking south west over the site below - looking north east over the site

The site lies to the south-east of the village of West Linton and covers an area of 2.3 hectares (5.68 acres). To the north it is bounded by the Deanfoot Road Playing Fields (identified for a school site in the Finalised Local Plan), to the east by housing and Robinsland fields, and to the south by agricultural land and to the west by housing,

The site is identified for housing purposes in the Council’s Finalised Local Plan and in that document the indicative capacity is shown as 46 units. A more detailed assessment of capacity is included as part of this paper.






housing

employment

school

Policy Boundaries



Development VisionThe aspiration for the site is that it should provide a high quality, sustainable mixed residential development that integrates with its immediate surroundings and takes advantage of the long open views to the south. At the same time, it is expected that the development will provide a sheltered environment for the new houses on what is a relatively exposed site. While the immediate environment of the site is not particularly special, the environmental quality of West Linton generally is very high and the new housing on this site should set a high standard.



• Affordable housing- This will require to be provided under the provisions of Policy H1 and the Supplementary Planning Guidance on Affordable Housing (see Affordable Housing below).

• Education - Peebles Secondary School will face severe capacity issues from 2012 onwards and the primary school is now over capacity. Any further housing development cannot be accommodated without appropriate developer contributions (see Developer Contributions below).


• Gas – there are no National Gas mains in the area






A Transport Assessment (TA) will be required as part of the planning

application. The developer will be expected to pay for or contribute towards the cost of identified off-site transport work required as a result of the development and/or the cumulative effect of overall development.

The main vehicular access should be taken from Deanfoot Road (see plan). This should be at least 5.5m wide. There may be potential for an alternative access of more limited width via St Andrews Close.

Secure and convenient walking and cycling connections must be provided to local facilities and public transport access points.

Traffic calming should be introduced as a self-enforcing measure to maintain vehicle speeds below 20 mph.


appropriate colour, form and materials









• buildings should be set out with the grain of the surrounding area and it is recommended that the development should follow the structural blocks set out in the Design Guidance Plan

• the development should incorporate a footpath network through the site linking to the proposed focal point as shown on the Design Guidance Plan



• buildings should take advantage of views to the south

• blocks of woodland planting need to be substantial in size to work properly





• the site edge facing open


• the developer should use some of the common landscape features of West Linton as cues for this development – this might include stone walls, mown grass verges with semi-mature trees or stone entrance features


Ecology and habitat



• there may be opportunities for habitat creation along the south boundary of the site



This might include a combination of:







There is very limited waste water treatment capacity (see Developer Contributions below).

above and below: established traditional patterns of boundary treatments and planting in West Linton



In line with the requirements of PAN 61 (Planning and Sustainable Urban Drainage Systems) an appropriate SUDS will be required as part of the site development. This must be designed as part of the overall site and should be visually attractive, safe and accessible for maintenance purposes. Given the nature of the site it may be acceptable for the SUDS to be located outwith the shown boundary of the site (to the south), provided that agreement of the landowner(s) can be shown.

DensityFollowing the assessment of the site it is felt that the net developable area should be limited to 2.0 hectares and that the density should not exceed 20/30 units per hectare. This would give a maximum capacity of 46 residential units.


Density CalculationThe calculations for density within the site are approximate and are based on the Net Developable Area (NDA). This area excludes landscape buffer zones and site constraint features. Where appropriate, buffer zones may include

as part of the garden areas. The figures shown in the table below assume that for standard houses the density will be 20 houses per hectare and for the affordable housing element 30 houses per hectare.



Developer ContributonsUnder the terms of Policy G5 of the Finalised Scottish Borders Local Plan 2005 developers are required to make full or part contribution (through the terms of a Section 75, or alternative legal, Agreement) towards the cost of addressing specific infrastructural or environmental deficiencies. With respect to the site at Robinsland, West Linton the following issues require to be addressed:

• Transport: upgrading of adjacent access links

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Robinsland 2.30 2.0 20 1.40 28 30 0.60 18 23.0 46

• Education: Within the catchments of West Linton Primary School and Peebles High School, contributions towards increasing school capacity will be required at the approved Council rate.

• Waste water treatment: Capacity to accommodate further waste water is extremely limited. Developer contributions are likely to be required.

Open space, landscaping and play facilities: Provision of appropriate landscaping, open space and play facilities will be required together with details of their long term management.




W I L L I E M I L L E R U R B A N D E S I G N

20 Victoria Crescent Road Glasgow G12 9DDt +44(0)141 339 5228 f +44(0)141 357 4642mail@will iemiller.com www.wil l iemiller.com

WM-UD

WILL IE MILLER URBAN DES IGN20 Victoria Crescent Road Glasgow G12 9DDt 0141 339 5228 f 0141 357 4642www.williemiller.com [email protected]

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