Appendix A: Supplementary Guidance: Glentress Masterplan Scottish Borders Local Development Plan Supplementary Guidance
Glentress Masterplan February 2016 Glentress Masterplan
This page is inten onally blank. Glentress Masterplan Contents
1.0 Introduc on 2.0 Policy Framework 3.0 Context 4.0 Opportuni es, Constraints and Development Principles 5.0 Development Vision 6.0 Phasing 7.0 Design and Development Guidance 8.0 Submission Requirements
Appendix 1: List of Policy Documents and Policies Appendix 2: Early Consulta on Appendix 3: Key Themes from Valley Strategy Appendix 4: Concepts from Valley Strategy Contacts Alterna ve Format/Language Paragraph Annex A: Developer Guidance List of Figures Figure 1: Aerial Photograph Figure 2: Assets in the vicinity of Glentress Figure 3: The Spine Figure 4: The Cores Figure 5: Development Framework Concept Figure 6: Poten al Cabin Site - Landscape and Visual Capacity Figure 7: The Masterplan Figure 8: Development Blocks - Glentress Peel & Ac vity Areas Figure 9: Glentress Peel in Detail Figure 10: Glentress Peel Plan Figure 11: Arrival Building Figure 12: Main Building Figure 13: Ac vity Building Figure 14: Indica ve Detailed Masterplan Figure 15: Poten al Cabin Accommoda on Figure 16: Poten al Cabin Site Figure 17: Indica ve Phasing of Proposed Development Glentress Masterplan
1.0 Introduc on horse-riding, wildlife and habitat 1.7 This Masterplan has been guided by previous conserva on and management. work carried out by Forest Enterprise Scotland in associa on with Barton Willmore 1.1 This Masterplan is one of a series of 1.5 Glentress Forest is at the heart of the Tweed - Planning and Design Consultants. Earlier Supplementary Guidance (SG) on Valley and forms a key component in Sco sh work focused on the area surrounding development sites and sets out the main Borders’ tourism offer, a rac ng over Glentress and included an element of public opportuni es and constraints for the 300,000 visitors per year. Over the last 15 consulta on, and resulted in the produc on development within the Glentress Forest. years Glentress has grown to become one of of a Valley Strategy and a Development The site is shown in Figure 1. the UK’s premier mountain biking Framework. des na ons, ac ng as the flagship 7stanes 1.2 The Masterplan includes the development venue. However, the Sco sh Borders vision for the site and aims to lead to a high con nues to suffer from a low average stay quality development. As the site is located by visitors, at 2.2 days. within high quality landscape and countryside on the renowned river Tweed 1.6 In addi on to providing approximately 50 between the se lements of Peebles and miles of world class mountain bike trails, Cardrona it is important that the many other ac vi es take place within this development fits into its surroundings. opera onal forest. These include the following: 1.3 The Masterplan document should be read in conjunc on with the developer guidance in • Forestry opera ons / ac vi es Annex A. • Walking (approximately 25 miles of walking routes) • Horse riding Background • Sightseeing 1.4 Glentress Forest is one of eight forests in • Tree top adventures the Tweed Valley Forest Park (TVFP). The • Wildlife and nature observa on TVFP is recognised as a high quality • Educa on and learning. environment for outdoor ac vi es, with Glentress at the forefront of the Forest ‘Glentress Peel’ is a high quality mixed use Enterprise Scotland’s (FES) ambi ous plans development which incorporates a cafe/ to ensure that important forest resources restaurant, bike shop, showers and changing con nue to be accessible to the public and rooms, interpreta on and informa on offer a range of ac vi es from the simple gateway and car parking. enjoyment of the landscape, to embracing ac vi es such as walking, mountain biking,
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Figure 1: Aerial photograph showing the Glentress Area
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2.0 Policy Framework protects and encourages the enhancement of planning applica on within the Glentress this recrea on facility. Forest, other polices will also be applicable and these are noted in Appendix 1. 2.1 The Strategic Development Plan for 2.4 Local Development Plan policy ED7: Business, Edinburgh and South East of Scotland Tourism and Leisure Development in the (SESplan) was approved by Sco sh Ministers Countryside supports development in June 2013. The Glentress Forest site which associated with tourism, leisure, and sits between Peebles and Cardrona is located recrea on; in this respect the enhancement within the Western Strategic Development of facili es at the Glentress Forest is Area as set out in SESplan. supported. Policy ED7 also requires uses: “appropriate to the rural character of the 2.2 The Masterplan site subject to this brief sits area”. In that respect, it should be noted that outwith any of the defined se lements set the masterplan site is located close to the out in the Sco sh Borders Local town of Peebles – a town which has a good Development Plan (LDP). However, the site range of services to support it and the is located within the Strategic Green Network neighbouring area. Policies ED3: Town (refer to LDP Policy EP12: Green Networks) Centres and Shopping Development and ED5: as set out in the LDP. The Masterplan site is Regenera on provide the primary policies in located wholly within Glentress Forest - part rela on to the considera on of any retail of Scotland’s Na onal Forest Estate and is proposals. Therefore, cau on is required to managed on an integrated landuse basis ensure that any new suppor ng services for including mul -purpose forests producing example retail at Glentress should only mber, hos ng wildlife and serving as an accommodate the immediate demand of the outdoor ac vity a rac on which includes visitors to the Glentress Forest and should walking and mountain biking trails, a tree top not be seen as an a rac on in itself. adventure course, wildlife viewing and a range of visitor services facili es. Glentress 2.5 Policy ED8: Caravan and Camping Sites Forest also contributes to the wider support proposals for new caravan and landscape including making a significant camping sites in loca ons that can support contribu on to the Borders Strategic Green the local economy and the regenera on of Looking over the Tweed Valley Network. towns and are in accordance with the (Image courtesy of Forest Enterprise Scotland) Sco sh Borders Tourism Strategy and Ac on 2.3 The Glentress Forest allows the opportunity Plan. for a range of outdoor recrea on linked to the surrounding high quality environment; 2.6 Whilst the policies noted above are and the Local Development Plan supports, significant in the determina on of any
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3.0 Context buildings. There are also a large number of 3.6 The site also benefits from direct access off areas where it is known that archaeology the A72 - the main road that connects exists. All this illustrates the dis nc veness Peebles to Galashiels. 3.1 Glentress sits within the valley of the River of not only the immediate Glentress area but Tweed and almost midway between the also its wider surroundings. se lements of Peebles and Cardrona. 3.5 The Glentress site is situated to the north of 3.2 The Glentress area benefits from extensive the River Tweed which is designated a Site of views par cularly to the south but also to the Special Scien fic Interest as well as a Special west. The area itself and its hinterland is of Area of Conserva on. high amenity value with significant mature Image of Peebles woodland. However, it is important to note that much of the Glentress area is a working Figure 2: Assets in the vicinity of Glentress forest which has provided the opportunity for a successful outdoor facility to be created; this facility offers opportuni es for walking, mountain-biking, horse riding and orienteering.
3.3 The wider area benefits from a range of services and facili es including hotels, bars, shops, restaurants and cafés. The neighbouring town of Peebles is considered to be one of the healthier and vibrant town centres within the Sco sh Borders.
3.4 As noted above the Glentress Area is considered to be of high amenity value and almost the en re Glentress Forest sits within the Tweed Valley Special Landscape Area. On the opposite side of the Valley is the Upper Tweeddale Na onal Scenic Area. Within the immediate vicinity of Glentress are also a number of Scheduled Monuments. In addi on, the neighbouring historic town of Peebles also benefits from Conserva on Area status and has a high concentra on of listed 4 Glentress Masterplan
3.7 As noted within Sec on 1: Introduc on, Figure 3: The Spine other documents have been produced in advance of this masterplan, including a Valley Strategy. In prepara on of the Valley Strategy and in order to understand the exis ng issues and opportuni es, the early consulta on undertaken by the Forest Enterprise Scotland in associa on with Barton Willmore (refer to Appendix 2: Early Consulta on) used the following key themes as a basis of discussion to develop concepts (refer to Appendix 3: Key Themes from Valley Strategy): • Environment and Landscape • Cultural Heritage • A rac ons and Des na ons Figure 4: The Cores • Access and Movement.
3.8 The clear focus of the Valley Strategy centres on the river route, and importantly, the Mul -Use Path (MUP) (refer to Appendix 4: Concepts from Valley Strategy for further informa on). Added to this are the northern and southern road routes (the A72 and the B7062) which combine to form a spine to the valley. The concept of the spine (see Figure 3) is key to developing the Valley Strategy.
3.9 For wider benefits there is a need to ac vate for: the spine with nodes and ensure that lateral links or ribs connect to ac vi es located • new ac vi es / a rac ons (visible ac vi es away from the spine, as well as core areas for and a rac ons for the whole family); sustainable development (see Figure 4). It • appropriate commercial ac vity; and was considered that the core areas could poten ally accommodate the requirement • accommoda on.
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4.0 Opportuni es, Constraints and opportuni es and constraints comprising Glentress, the Council and the Forest Development Principles physical landform, ground condi ons and a Enterprise Scotland wish to ensure that any series of natural and cultural heritage new uses and development that take place 4.1 The Glentress Forest is a working forest features and assets. will enhance the Glentress site as well as the which has provided the opportunity for a Tweed Valley. Sustainable management successful outdoor recrea on visitor 4.4 In considering the future development of and responsible promo on of these heritage a rac on which makes a significant Opportuni es contribu on to the visitor economy. As noted previously, the site a racts over • Take advantage of the natural and historic features / assets on site 300,000 visits a year, and over the last 15 • Poten al to expand the recrea onal facility including the provision of tourist accommoda on years Glentress has grown to become one of the UK’s premier mountain biking • Reinforce linkages between Glentress and neighbouring a rac on/facili es des na ons. However it is considered that • Scope to improve interpreta on of archaeological assets both on and off site there is scope to improve on the average stay • Extend the path network through and beyond the site, maximising connec on opportuni es to by visitors to the Sco sh Borders. exis ng network 4.2 With that in mind, this Masterplan document • Improve provision of car parking on site considers a wider programme of diversifica on and development that could • Opportunity to maximise solar gain from a south facing loca on be delivered, whilst protec ng and • Poten al to maximise views out from the site enhancing the forest park se ng. The • Opportunity for discreet development within a secluded loca on Forest Enterprise Scotland’s recent acquisi ons of both the Castlehill and Nether • Poten al to conserve and enhance the exis ng con nuous forest cover Horsburgh areas also afford the opportunity • Poten al to review, reconfigure, relocate, expand and improve the current recrea onal facili es. to improve site access, car parking as well as the poten al to separate the harves ng and Constraints mber haulage opera ons from recrea onal uses. • Steep slopes limit the developable area • Designa ons on site and off the site restrict where development can take place 4.3 Glentress forest and the Masterplan coverage comprise an area of 1600 hectares. • Current and poten al for biodiversity on site It is intended that built development will only • Poten al for archaeology on site involve a small percentage of that area and that the developments are integrated within • As a working forest, poten al for areas of conflict the woodland cover. It is also the case that • Risk of visual spolia on on highly elevated and visible parts of the site developments will be guided by a number of • Difficulty in accessing and servicing remoter parts of the site. 6 Glentress Masterplan
assets within Glentress Forest as well as Figure 5: Development Access to Glentress those located within the Tweed Valley will be Framework Concept 4.11 Recent investment in the construc on of the key to the future success of Glentress. Mul Use Path (MUP) has resulted in greater access to the area around Glentress, and the 4.5 To achieve a successful development the route between the MUP and the A72, close opportuni es and constraints set out in the to the main vehicular access point to previous page should be considered. Glentress. Development proposals at Glentress should recognise the importance Development Principles of this connec on from the Glentress node / 4.6 This sec on sets out the broad principles MUP and where possible support signage, for development through which the wayfinding, informa on and interpreta on Masterplan for Glentress can both support in rela on to the remains of Horsburgh the wider area but also direct and shape Castle, St Leonards Hospital and Eshiels more detailed proposals at a more site Roman Camp (this should be in line with the 4.8 The Development Principles were iden fied specific scale within Glentress. Tweed Valley Forest Park Interpreta on within the Development Framework Strategy and any successor visitor experience 4.7 The quality of the landscape and forest document. plan). se ng is the key considera on and is reflected within the Masterplan and in the Gateways / Points of Arrival Safety associated Development Principles. To help 4.9 There are several access points into 4.12 A72 Crossing - Currently, there are safety draw these out and provide guidance for the Glentress. Largely these consist of the issues rela ng to the access to Glentress strategic development at Glentress, the following: from the A72 for pedestrians, cyclists and following principal considera ons have been other non road users. Although some signage iden fied: • Mul -Use-Path (MUP) is provided to warn motorists that it is a busy • Main access from A72 • Gateways / points of arrival crossing point, vehicles can travel past at up • Access to Glentress • Janet’s Brae path to 60 mph (the na onal speed limit). Any development proposals at Glentress should • Safety • Sco sh Outdoor Access Code - means that consider this issue and seek to remedy the • Key routes access can be taken to the forest from problems where possible, while also anywhere, giving rise to numerous informal • Glentress Peel suppor ng this point as a key gateway and gateways. • Buzzards Nest arrival point to Glentress. • Parking 4.10 Development proposals at Glentress should 4.13 Buzzard’s Nest Forest Road - This is a forest • Opera onal Forest Access seek to strengthen the iden fied gateways in road which is primarily used for forestry rela on to their importance, providing opera ons but is also open to private appropriate informa on, signage, wayfinding vehicles and forms a key route within the and ensuring safety. forest for walking and mountain biking. 7 Glentress Masterplan
Therefore, the coming together of these landscape, access to services and u li es as • Overflow lower - 70 spaces ac vi es has given rise to safety concerns. well as through early community • Overflow upper - 50 spaces Any development proposal at Glentress consulta on (refer to Appendix 2: Early should consider either restric ng access to Consulta on). Through the assessment and 4.18 With current visitor numbers (300,000 per Buzzard’s Nest for private vehicles and/or early consulta on it was agreed that any annum), all of Glentress’ car parks reach separa ng forestry opera on vehicles. development proposals must respect their capacity on busy spring / summer weekends. General public access by vehicle would forest se ng as well as its func on as the however need to remain in place to allow trailhead for walking routes and mountain 4.19 Any development proposals at Glentress access to the car parking which serves the bike trails. In addi on, the Masterplan should must consider the need for addi onal car tree top adventure facili es. make posi ve steps to draw the forest into parking as well as the impact that its the Glentress Peel development. provision might have on the visitor Key Routes experience. Car parking must be handled 4.14 The key routes refer to the connec ons 4.16 The Glentress Peel recrea on centre, sensi vely, with due considera on given to within the Tweed Valley to and from other could include: pedestrian movement and should be provided within a landscaped environment to a rac ons , such as Peebles Hydro, St • Built form - consis ng of food / drink reduce its visual impact as well as support Ronans Wells and Traquair House to name a provision, retail provision (associated with the forest se ng of Glentress. few; as well as routes connec ng through outdoor ac vi es), other business / and across the whole Glentress area. To commercial ac vity, accommoda on, and assist users in keeping to designated routes, opportunity for indoor ac vity; Opera onal Forest Access the treatment of the key routes within the 4.20 Glentress’ main forest opera ons route • Areas for outdoor sea ng and congrega on site, in order to make them recognisable and shares its access from the A72 with that of legible is a key considera on as well as • General open space Glentress Peel. It has been iden fied that ensuring that key routes link to gateways. there are safety / management concerns Any development proposals at Glentress • New walking routes and mountain bike trails with this as well as the shared Buzzards Nest should support key routes for use by mul ple forest Road. Any development proposals at users and where appropriate include • Access to vantage / view points. Glentress should consider the possibility of informa on, signage and wayfinding. restric ng vehicle access to Buzzards Nest Glentress Peel Parking and the resul ng implica ons in terms of the 4.15 The Glentress Peel development has resulted 4.17 Glentress currently provides car parking provision of facili es, ac vi es and car from comprehensive consulta on and across a number of areas which include parking across other parts of the Glentress carefully balances the required quantum of overflow facili es. There are approximately site. However, simply restric ng private development. Its loca on relates to the 400 exis ng spaces. The approximate vehicles on this route may not provide findings of a 2010 report commissioned by capaci es are as follows: enough scope and capacity for con nued the Forest Enterprise Scotland (FES). The • Glentress Peel - 150 spaces forest opera ons. As a result of this an loca on of the recrea on centre was • Fella Brae - 30 spaces alterna ve main forest opera ons access is iden fied following an assessment of the • Buzzards Nest - 100 spaces proposed to the south-west of Nether 8 Glentress Masterplan
Horsburgh Farmhouse. high visual sensi vity which were noted from New access tracks to be constructed with the survey work, and within these areas built waterbound surfacing, strengthened in 4.21 The alterna ve FES access route would development must not take place. agreed loca ons to allow access to the forest need to be taken through FES land and from Furthermore, areas for landscape for con nuous cover forest (CCF) the A72. This is likely to be to the east of the enhancement in the form of addi onal areas management exis ng access and provide access to of supplementary plan ng and an area which Development of the site should take into Glentress Forest to the east of Castlehill. Any requires further enhancement of plan ng account the Sco sh Outdoors Access Code. development proposals at Glentress must have also been iden fied. consider the relevance and need for this 4.26 Although, an element of survey work has addi onal and separate FES access. 4.25 Below are a number of development already been undertaken, it will be expected principles that stem from the landscape and that any developer for the poten al cabin Landscape and Visual Capacity of Poten al visual capacity survey work undertaken. It is site will undertake a Landscape and Visual Cabin Loca on considered that these principles will assist in Impact Assessment (LVIA) to iden fy the 4.22 In the prepara on of this Masterplan and in integra ng the poten al cabin site into the exact areas where woodland enhancement is the undertaking of the associated landscape. The principles are: required, and to assess the visual impacts of environmental assessment process, it was any development and layout of proposals realised that addi onal survey work was Cabins should be placed singly or in loose from key viewpoints to be agreed with the necessary to consider the landscape and clusters Council. visual capacity of the poten al cabin site at Dispersal of cabins to be randomly located Glentress. taking advantage of exis ng spaces and clearings that are designed to retain a 4.23 The work undertaken is summarised in the wooded se ng Figure 6 (on the following page), the exis ng It is expected that the majority of cabins car park at the Buzzards Nest is also would not be more than 5.5m in height iden fied on the plan to assist in se ng its Where it can be demonstrated that the context, and the long term aspira on to cabins are not visible from external restore the quarry site has also been viewpoints, then the height of a cabin may iden fied. be increased to 7.5m to the eaves. Cabins would be built on pile structures 4.24 Through the survey work undertaken, the Cabins would be finished in FSC accredited importance of retaining the forest se ng, mber cladding and clay or similar natural the need for screening, and maintenance of le roofing, finish to be agreed with the the exis ng forest character was emphasised, planning authority and so these have been highlighted within The central recep on facility would be the figure. Figure 6 also shows the areas of expected to use the same materials 9 Glentress Masterplan
Figure 6: Poten al Cabin Site - Landscape and Visual Capacity
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5.0 Development Vision 5.4 The masterplan provides a graphical landscape proposals through the masterplan As a working forest, Glentress will be a well representa on of what scale and form and any subsequent development proposals integrated, mul -user des na on which development at Glentress might take (tested should consider Forestry Commission specialises in mountain biking and offers a at a high level regarding the business case Scotland: Land Management Plan for and development costs), albeit the Glentress and Castlehill / Nether Horsburgh world-class visitor experience for all visitors. masterplan will provide a robust base from and work with it to provide the best design / which more detailed proposals can be landscape solu on. 5.1 The Development Vision for Glentress developed in the future, most likely through is well rooted in its environs, clearly one or more planning applica ons in a respec ng its loca on / forest se ng and phased manner. making posi ve efforts to provide wider benefits to the Tweed Valley. It is intended 5.5 The masterplan is designed to be flexible that this vision and Masterplan will provide but it illustrates a sensi ve interpreta on guidance over a 20 year period. of the proposed development. The Masterplan 5.6 The indica ve masterplan provides a robust 5.2 The masterplan sets out the development development envelope suited to the principles and guidance for future proposals proposed loca on, scale and form of future at Glentress. The loca on of development, development at Glentress. It also close to Glentress Peel has resulted from Image: Café at Glentress demonstrates that development is broadly landscape / land form assessment, access deliverable. to services and early consulta on. It has a par cular focus on improving, extending 5.7 It should be noted that the landscape / and diversifying the ac vity and associated forest se ng of the masterplan is cri cal commercial offer, with the overarching to a successful visitor experience. Therefore, requirement of ensuring a high quality any development proposals coming forward environment and visitor experience. must integrate, incorporate and evolve the 5.3 The detail of the masterplan proposals landscape se ng. themselves are indica ve and seek to sa sfy the outcomes of extensive 5.8 While masterplans are ‘people-driven’, the stakeholder and community engagement as effec ve use of the forest to provide the well as the development economics of highest quality visitor experience means that an equally ‘landscape-driven’ approach is delivering a project of this nature. Image: Horsburgh Castle adjacent to site required. Indeed, moving forwards,
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Figure 7: The Masterplan
Not to Scale 12 Glentress Masterplan
Figure 8: Development Blocks - Glentress Peel & Ac vity Areas Figure 9: Glentress Peel in Detail
Ac vity Area 1 - Peel Green Area provides the se ng for the Peel and backdrop to the new development. Poten al loca on for public art and short, circular informal walks through meadow and open woodland. Development Block A - Glentress Peel Loca on of new development at Glentress to support the exis ng Glentress Peel and Ac vity Area 2 - Skills Area create an enhanced recrea on centre. The recrea on centre should also allow for a Stand alone mountain bike skills area and pump park for novice rendezvous point for emergency services with associated emergency vehicle parking mountain bikers.
Development Block B - Car Park Ac vity Area 3 - Free Ride Area Consolidated car parking, to be broken up by structural plan ng Stand alone area for free ride mountain bike skills area for more advanced mountain bikers. The area around the Castle Hill Development Block C- Poten al Car Park Extension Scheduled Monument will require safeguarding. Area provided for low engineered overflow car park solu on. Structural plan ng required to reduce visual impact and minimize poten al for overlooking of neighbouring residen al Plan ng proper es. Addi onal plan ng will be required to provide se ng for skills area and to assist in so ening edges of the development. 13 Glentress Masterplan
Indica ve Development Block A 1
Figure 11: Arrival Building
1 2
Figure 12: Main Building 2 3
1 Arrival Building
2 Main Building 3
3 Ac vity Building Figure 13: Ac vity Building Figure 10: Glentress Peel Plan 14 Glentress Masterplan
The Detail of the Masterplan Figure 14: Indica ve Detailed Masterplan
1 Gateway The Glentress Peel Gateway and Parking Areas should create a sense of welcome 7 7 respect the forest se ng 8 1 1 priori se pedestrian and cycle access and 6 8 movement 5 2 reflect and consider the exis ng built form 9 consider wider visual impact. 6 4 7 2 2 Roads 5 All proposed roads within the masterplan area 5 should give priority to pedestrians and cycles. Roads should reflect their rural se ng and should not be urban in nature. 1 The Buzzards Nest - should the forest road be 7 restricted to vehicles at a point beyond the treetop 3 6 adventure facili es there is an opportunity for a private operated vehicular upli service to allow visitors including poten al cabin residents to more readily access the recrea onal facili es at the higher eleva ons in the forest.
3 Crossing The masterplan must address the safety issues Full Signalisa on (incorpora ng pedestrian / rela ng to the access between the main Glentress cycle stage site and the Mul -Use-Path, across the A72. Means to achieve this could include one or a combina on Localised speed limit of the following: User ac vated warning-signs.
Toucan crossing 15 Glentress Masterplan
4 Glentress Peel - Development Areas / sites Parking for buses/coaches should also be predominantly conifer woodland commercial Proposed development is to: incorporated into the overall parking forestry to the River Tweed corridor with its support the investment at Glentress Peel arrangements. This should also include bus-turning predominately broadleaf riparian woodland, field (Gateway building, bike shop and cafe); as well as passenger drop-off arrangements. boundary trees and hedgerows. be appropriately screened and provide a It should be noted that on occasions when events 9 The Trailhead - Access and Egress to Routes development pla orm suitable to are planned at Glentress that a ract a large and Trails accommodate the indica ve quantum of number of visitors, temporary overflow parking At present the trailhead is located at the exis ng development (set out on pages 11-12); and also takes place to the south of the car parking Gateway Building, although it may remain at that provide viewpoints towards ac vi es on block (iden fied as ’B’ on Figures 8 and 9). loca on it is considered that further inves ga on Castlehill and design work should be undertaken to confirm 7 New Ac vity areas - Mountain Biking and its exact future loca on. That work should also 5 Building Types Walking consider access and egress to routes and trails. It The built form of the proposed development should The slopes that enclose Glentress and stretch up will also be necessary to ensure that conflict with reflect that of Glentress Peel. Buildings should be Castlehill provide the opportunity to introduce neighbouring uses is avoided. one and half / two storey. For further informa on walking and mountain biking ac vi es in close please see sec on on Materials Pale e. proximity to the trailhead and Glentress Peel. A Currently the main access and egress points are mixture of Mul -Use (green) routes, blue trails, along the Buzzards Nest forest road and sit on the 6 Parking ‘event space’ and poten al nursery / skills area western side of the Glentress Burn and are behind Given that exis ng parking provision at Glentress is mean that Castlehill can come alive with visible where ac vity takes place. 400 (including overflow, Falla Brae), the ac vity. How these routes and trails are accessed requirement will be to provide this and from the trailhead / Glentress Peel and how users approximately 300 addi onal spaces, at least. Given arrive back at them is key. Single points of access restricted access to Falla Brae and Buzzards nest, and egress will provide legibility as well as the net car parking requirement around the anima ng the scene and providing interest for trailhead is 750. Falla Brae and Buzzard’s Nest can people congrega ng at the trailhead / Glentress provide overflow parking when required and will Peel. therefore contribute to an overall parking capacity of c. 880 spaces. 8 Landscape Development proposals should be within a forest New car parking provisions should be se ng. The forest should stretch into and around accommodated within the western development the areas of car parking (crea ng pockets) and site (exis ng upper and lower overflow areas) as Glentress Peel, where appropriate. Proposed well as where possible around Glentress Peel and plan ng should reflect the landscape character at the new development. this loca on and its transi onal nature from the upland landscape that is dominated by large-scale 16 Glentress Masterplan
Figure 15: Poten al Cabin Accommoda on 1 Poten al Cabin site Ki legairy - 25.1 Ha
Approx. 65 cabins Forest se ng with valley views Road infrastructure in part Services required
1 POTENTIAL CABIN SITE Any future proposal for cabin accommoda on will need to be supported by technical studies that include landscape and visual impact assessment. A cabin site has been iden fied as poten ally capable of accommoda ng forest cabins. A site has been iden fied at Ki legairy which allows for individual and clusters of cabins due to its varying character.
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Figure 16: Poten al Cabin Site POTENTIAL CABIN SITE ‘KITTLEGAIRY’
Approx. 65 cabins Cabins should be dispersed through the forest Forest should be managed as con nuous cover forestry to maintain the character of the mature woodland Cabins orientated to take advantage of discreet forest se ng, south and westerly aspect, and where possible views across the valley Cabins should be located where they are not detrimental to the scenic quali es and visual amenity of the Tweed Valley Addi onal plan ng to provide landscape enhancement and to secure visual screen Restora on of quarry in the longer term The design and layout of any poten al cabin development should take account of landscape and visual capacity findings set out in Figure 6: Poten al Cabin Site - Landscape and Visual Capacity.
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6.0 Phasing to be provided alongside the delivery of the Landscaping and Public Realm first parcel of development, with the exis ng 6.8 Areas of hard and so landscaping will be 6.1 The indica ve Masterplan is designed to be Peel car park closed at the outset. Should the delivered on a parcel by parcel basis. flexible. It can also be considered in Peel car park be closed it would allow site However, FES is likely to carry out ground ‘development parcels’ rather than dis nct material to be moved from the new main car works in terms of moving on site material and separate phases. This is because the park area to the Development Parcel B and and se ng levels during the first / early delivery of certain development parcels and used to grade the development parcel sites. phases of development. pieces of infrastructure are likely to be Ac vity Areas dependent on demand. Development Parcel B - Three Development Parcels 6.9 The three ac vity areas iden fied can be delivered independently of the development 6.2 Forest Enterprise Scotland (FES) do not 6.5 Development Parcel B can be subdivided into parcels as required. consider that they will build out this three development parcels associated with 6.10 Ac vity Area A1 is proposed as an area for masterplan themselves. the three proposed buildings, namely: the loca on of public art and short circular informal walks . Although this area provides 6.3 It would be desirable for the proposed B1 - Arrival Building Parcel the se ng for the Peel and the backdrop to development to start with the Arrival B2 - Main Building Parcel the recrea on centre, this area can come Building (Parcel B1 - close to the exis ng Peel B3 - Indoor Ac vity Building Parcel forward at any phase of development and is bike shop) and move east. However, it may not dependent on the delivery of certain be likely that as a result of demand, other Development Parcel C - Poten al Car Park development parcels. parcels may come forwards first. The Extension indica ve Masterplan allows for this. In the 6.6 It is an cipated that should addi onal car 6.11 Ac vity Area A2 is proposed as an area for event that development takes place ‘out of parking be required, development parcel C - stand alone bike skills area and pump park phase’, it will be important to ensure that an the poten al car park extension can come for novice mountain bikers. It is considered acceptable access is maintained for users of forward at any me. that the delivery of this area may be driven the forest. Other by the demand of poten al operators. Development Parcel A - Car Parking Road Infrastructure 6.4 As the Glentress Peel development is located 6.7 The exis ng roads infrastructure should be 6.12 Ac vity Area A3 is proposed as a free ride on the exis ng Peel car park (approx. 150 able to accommodate a first phase of area, and will be a stand alone area for free spaces) any first phase of development will development, be it development parcel B1, ride and mountain bike ac vi es and require the provision of part of the new main B2 or B3. The delivery of these parcels should specialist mountain bike ac vi es area for car parking area - Development parcels A1 to not affect the usability of the exis ng Peel more advanced mountain bikers. It is A5. Indeed, given that the main car parking cafe, bike shop or Gateway building. The considered that the delivery of this area will site (A1 to A5) already provides important current access arrangements to Peel Tower be driven by the demand of poten al and well used overflow facili es, it may be may be affected but alterna ve operators. The design and layout of the free that the majority of the main car park needs arrangements could be made if necessary. ride area will require to ensure that there is
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Figure 17: Indica ve Phasing of Proposed Development no conflict with the Castle Hill Scheduled Monument.
Forest Cabins 6.13 The forest cabin site can be delivered independently of the Glentress Peel development, however, this will be demand driven and any issues with regard to service infrastructure resolved (energy, water and access). The forest cabins may require a recep on area based at Glentress Peel. It should be noted that the car parking currently provided at the Buzzards Nest will require to be relocated as part of any cabin proposals.
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7.0 Design and Development 7.5 A simple pale e of materials should be used clean frames (or frameless) in aluminium, Guidance to achieve a quality design: mber or aluminium clad mber, Where alterna ve materials are used, these ironmongery to be brushed stainless steel. should either harmonise or provide a striking 7.1 The aim of this guidance is to ensure that contrast. Services high quality in the design, si ng and layout is 7.9 All service penetra ons to be carefully Keep the number of materials on new achieved. considered and located discretely and/or development to a minimum. using quality specifica ons. Design of the Glentress Peel Detail buildings to ensure they have a good Development visual appearance that lasts over me. Ground Materials 7.2 While many masterplans are understandably Protect and enhance biodiversity by 7.10 Where possible porous materials should be people-led, development at Glentress is as incorpora ng habitat structures into the used. In areas of car parking grassed much about landscape driven experiences. detailing of buildings. reinforced mesh will be required. Therefore, the materials of any proposed buildings on the site must respect its Walls Si ng of Forest Cabin Development landscape se ng in terms of the forest and 7.6 Simple forms and well propor oned 7.11 This proposed development is located within the hills. openings. Reinforced by simple detailing to a mature predominantly conifer woodland achieve clean lines at all corners, openings, which forms part a large forest. The following 7.3 To achieve this any new development at wallheads and junc ons with the roof and guidance is intended to ensure that, by Glentress Peel will require to adhere to a ground. Limited pale e of natural materials respec ng local landform, pa ern of family of forms, propor ons and materials. ( mber, stone, zinc, slate, aluminium, vegeta on, and where appropriate groupings These must respond posi vely to the smooth render) to compliment and of exis ng buildings; the development is in landscape and seek to link inside to outside emphasise the quality of the surrounding harmony with its immediate and wider spaces. landscape environment. surroundings. The si ng of the forest cabin development 7.4 To an extent, this should also take Roof should not be detrimental to the visual cognisance of the materiality of the Peel 7.7 Simple forms, all to be carefully detailed as amenity and quality of either the landscape, development. While all of these buildings use they are visible from surrounding areas. or the forest environment. The scenic locally sourced Douglas Fir from the Natural materials such as zinc, quality quali es of the Tweed valley area and the rich Glentress Forest, the cafe and bike shop, in aluminium standing seam or slate. All diversity of its natural and cultural heritage par cular, use a high propor on of glazing in accessories, verges, gu ers to be equivalent are important assets, which the new order to bring the outside in and allow quality in aluminium or galvanised to achieve development must respect. people using the buildings to connect with simple clean detailing. their outdoor environments. This is integral The development should be compa ble with to the visitor experience at Glentress. Windows the neighbouring land uses. 7.8 Well propor oned openings with simple All buildings should be sited in unobtrusive 21 Glentress Masterplan
loca ons, and should avoid skylines, should integrate seamlessly with the 7.14 The planning and prac ce of responsible prominent hillsides, the external forest edge surrounding landscape and it will not be woodland management by the site developer and visually exposed sites. necessary to mark the perimeter and operator will be underpinned by FES The development should be sited in such a boundary. requiring as a condi on of the lease that a woodland management plan be drawn up way as to be integrated into the surrounding The access road leading to the forest cabin and implemented by a suitably experienced landscape which is predominantly woodland: development and roadways within the and competent woodland manager who is a development should be of a similar Chartered Forester. Si ng the buildings against a backdrop of unsealed pavement design and trees or within woodland se ngs can construc on to the forest road and track 7.15 The cabin site at Glentress comprises part of assist in achieving integra on with the network. a larger area of forest managed under a surrounding landscape. However, in si ng con nuous cover forest (CCF) management Addi onal plan ng will be required to regime. This area serves as a demonstra on developments within these se ngs, there enrich and strengthen visual screening is a need to ensure that the trees and and trial area which has been managed as along the external edge of the forest and such for a considerable period having been vegeta on which create the se ng are on the skylines as well as to reinforce the safeguarded and managed as a dynamic established by Professor Mark Anderson of se ng of cabins and other buildings on Edinburgh University in collabora on with and sustainable ecosystem. the site. FES in the 1950s. FES is commi ed to Sites which require extensive screening ensuring that the integrity of the CCF area is with new plan ng will not generally be Sustainable Management of the retained and progressed in accordance with appropriate. Woodland Site the wider CCF plan at Glentress. This will be The layout of forest cabins and the reflected in the cabin site lease. 7.12 All woods and forests on Scotland’s Na onal associated infrastructure should respect Forest Estate are required to meet the UK 7.16 The masterplan sets out to segregate the topography of the site. Cabins should Forest Standard and the provisions of the UK ac vi es through the zona on of forest be located on naturally occurring terraces Woodland Assurance Scheme which allows recrea onal ac vity whilst integra ng with or shallow gradients. Excessive earth them and products derived from them to be the woodland environment and forest moving should be avoided. Exis ng access accredited under the FSC and PEFC labels. management – and the wider property at routes should be used wherever possible. Glentress as part of a more extensive land New access routes should be located on 7.13 The Forest Enterprise Scotland (FES) will management plan. This will include the flat or gently graded slopes and avoid expect the developer to manage the development of the Netherhorsburgh and excessive cut and fill woodlands on the cabin development site to Castlehill areas and provide for a new mber the same standards. FES will also promote The new cabins development should haul route to reduce mber traffic from the the use of accredited materials especially Glentress Peel area. respect and complement the exis ng wood products together with other green vernacular of buildings at Glentress Peel. prac ces. This will allow the operator of the The perimeter boundary between the site to promote the development and the development site and the adjacent forest holiday experience as sustainable.
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Design of the Glentress Forest Cabin dominate the building, should be avoided. cabin. Cabins should be designed with roof Development The symmetrical form and single aspect pitches which are appropriate to the design of 7.17 Many forest cabin types are of a non- layout of these buildings limits layout op ons building, the roof eaves should provide for a tradi onal design, and are o en imported and is therefore o en difficult to integrate generous overhang, both to ensure that the from either Scandinavia or North America. sa sfactorily into the landscape. While it is buildings are well propor oned and to The materials, colours and the form and important to demonstrate unity across the reduce the impact of any flare on windows propor on of the buildings, do not tend to site by crea ng common design materials, catching the light. propor ons and features, some varia on in reflect tradi onal rural Sco sh architecture. 7.24 Materials: All building walls should be mber The aim of this sec on of the design guidance size and design of structures will be encouraged. clad. The buildings across the site should be is therefore to encourage high quality unified by consistent use of materials and building designs which fit be er into the rural 7.21 Construc on of founda ons: Cabins should common detailing. All roof les should be Sco sh context. be constructed using a ‘floa ng’ floor slate or clay les, the la er to be dark grey or 7.18 The following guidance does not however construc on method supported by piles. This dark grey-green in colour. preclude innova ve design of buildings. is to limit the groundworks and excava on Where proposals do come forward for high required to site cabins in this woodland site, 7.25 Windows: Cabins should have a ver cal quality, innova vely designed cabins in and minimize disrup on to roots and natural emphasis to windows, and subdivision of appropriate loca ons, these will be site drainage within the forest area. windows should retain or reinforce this considered on their merits. This will include ver cal emphasis. Pa o doors are a common cabins which incorporate the use of 7.22 Height, scale and propor on of buildings: It feature in the design of cabins and are not sustainable materials, and are designed to is recognised that there is a need to provide a precluded by this guidance. Windows should maximise energy efficiency. range of sizes of accommoda on. However, be angled or shaded by overhanging eaves to the height of the majority of buildings will be reduce ‘flare’ from the sun – light glancing off 7.19 The following design criteria will encourage restricted to single and 1 ½ storeys, where large windows is likely to be the most visually be er design and integra on. the roof pitch commences at ground floor distrac ng aspect of the development when ceiling level. Where it can be demonstrated viewed from a distance. Buildings that a 2 storey building can be 7.20 Form and mass: Mul -aspect buildings which accommodated within the forest se ng The propor on of solid to void space use form to create simple outlines and break without adverse visual impact, this will be should also be considered, with the solid up the mass of the building will be considered as a minority component of the element being dominant. A large encouraged. This style of building is most development. propor on of glazing on a single eleva on appropriate to the mul -level layering of would be appropriate, accommoda ng vegeta on in a forest se ng. While simple 7.23 Roof pitch: The roof pitch of tradi onal innova ve design proposals, if it could be asymmetrical designs are likely to be domes c architecture in Scotland ranges demonstrated that the poten al appropriate, ‘A’ frame style cabin designs, from 40 to 45 degrees. Flat and low roof contribu on to light pollu on was characterised by steep pitched roofs which pitches are not appropriate as they will acceptable under a dark skies policy for start from the ground floor level and appear out of propor on to the height of the the development. 23 Glentress Masterplan
Where the roof space is required for be appropriate, but that which is ma disabled people, including wheelchair users. accommoda on, the preference is for the and textured or finely profiled in finish use of roof lights. However these should could be considered. Layout of Buildings and Landscape also have a ver cal emphasis, should not Cabin buildings made of mber are Design take up more than one third of the roof normally permi ed to age, or ‘silver’, 7.31 Layout space, and should be of a design which naturally where this is a characteris c Within a cabin development, the buildings minimises projec on above the roof of the mber, or should be stained and access routes should be laid out in a plane. Dormers are not appropriate for brown in colour. Orange or reddish manner which respects the topography of the this type of development. brown and yellowish pine stain is site, and avoids building on steep slopes. The 7.26 Decking, Terraces and Verandahs: These inappropriate. Mid to darker browns development should take advantage of should generally be accommodated within are more appropriate, and will assist in natural terracing and earth moving to create the main form of the building, which would integra ng buildings into the forest pla orms for building will not be acceptable. provide the addi onal benefits of shelter. landscape. Cabins should be sited so that they sit back into the forest where they can take Verandahs and balconies should be restricted Roof colour should be darker than the advantage of views but be largely hidden by to the ground floor level and should be colour of the external walls. integrated with the building, in terms of topography and established woodland from detail design, structural compa bility and public viewpoints across the floor of the materials. Ancillary Buildings Tweed valley. 7.28 The guidance set out above is applicable Cabin developments should be irregularly 7.27 Materials and Colour: to all buildings within a development, spaced in a low density, dispersed pa ern The preference will be, as far as possible, including any recep on, communal and with sufficient separa on space between for materials to be obtained from a service buildings. buildings to provide some openness, ensure demonstrably accredited sustainable Energy Efficiency that woodland cover can be sustainably source. managed, and creates a well scaled se ng 7.29 Cabins should be designed and for each cabin that also provides adequate All buildings will be mber clad with a constructed to a high standards, which privacy for individual cabins. close boarded mber texture and incorporates measures to promote Cabin density can be varied and made more profile finish. Imita on mber energy efficiency. The choice of materials irregular by the inclusion of dispersed single material will not be acceptable. can also assist in promo ng energy cabins sites and small, loose ‘groupings’ of efficiency. Roofing materials should be non- cabins. reflec ve and have a ma finish. Disabled Access Cabin orienta on should vary to ensure that Suitable materials would include 7.30 The needs of disabled people must be taken an informal layout dominates the pa ern of slates, clay les shingles, or shee ng. into considera on in the design of the cabin the development. Cabins should be located to The configura on, type and size of developments, and developers will be take advantage of the intermi ent views, les should reflect the scale of the encouraged to provide some units which are aspect and the mature woodland se ng. building. Not all shee ng material will designed to be accessible to a range of The woodland se ng, and access for its 24 Glentress Masterplan
con nued management, should dominate for each cabin these should be sensi vely development, and developers will be over the density of the built development. located, ideally to either the side or the rear required to submit a landscape design plan as Where cabins are to be located adjacent to of the building, and away from the main part of any planning applica on. exis ng groups of buildings, (for example in a eleva on. Large communal car parking areas Both hard and so landscape works should phased development) then the density and to serve cabins should be avoided, although be of a high quality materials and layout should respect that of the exis ng small, well sited, communal car parking areas appropriate low tech specifica on to be grouping. may be appropriate in some circumstances. agreed with Forest Enterprise Scotland. Cabins should not have their own formally Secure bike storage and/or parking should be defined cur lage, but should sit within a high considered within the cabin development. Ligh ng quality forest se ng that blends with the 7.33 Given the forest se ng and loca on of the surrounding forest. 7.32 Landscape Design site together with the need to fulfil The access road and internal road layout The landscape design should assist integrate sustainable design principles, adop on of a should be designed to be appropriate to the the development into the wider forest dark sky ligh ng policy should be ac vely forest se ng. This should comprise of a landscape by ensuring that any earthworks pursued which would include:- design similar to forest roads and tracks with reflect natural landform gradients and shape, a water bound surface. Developers will be by crea ng an informal layout of paths and Exterior ligh ng on all buildings should be required to consider the requirements of reinforcing woodland character by addi onal kept to a minimum, and should be designed access by emergency vehicles, in designing plan ng where necessary. in such a way as to minimise light pollu on. the road layout. The developers should New plan ng should aim to reinforce the All ligh ng should be directed downwards, discuss the internal layout with the Roads ‘large conifer’ woodland character of this site with shielding to avoid cas ng light upwards Planning Sec on of the Council and the and species selected should be appropriate or beyond where it is required. for security Forest Enterprise Scotland as land manager to the aims of the con nuous cover forest and safety purposes. to ensure segrega on of recrea on users, management system. Ligh ng of roads and footpaths will not be cabin residents and forest management Landscape design and visual screening of the required within the cabin developments. traffic. development is expected to maximise the use Sufficient illumina on will o en be given Exis ng public recrea on facili es within the of exis ng woodland and mature trees and from exterior ligh ng on the buildings. Where development site should be retained and not rely on the establishment of new addi onal ligh ng is required, it should be relocated to a new more appropriate site as woodland. kept to a minimum and be shielded and envisaged in the Glentress masterplan Landscape design proposals, including details directed downwards in such a way as to complete with appropriate pedestrian and of any proposed earthworks, new plan ng, minimise light pollu on. Ligh ng on access cycle route connec ons to the cabin path works and other access routes, ligh ng routes should be kept to a low level and not development site. The through route for and addi onal infrastructure and details of erected on high free standing columns. public access from Glentress forest to Peebles external hard works and structures will (‘Janet’s Brae’) must be retained. complement the forest management plan. Infrastructure Requirements Car parking should be suitably located within The landscape proposals will be required to 7.34 Developers will be required to demonstrate the development, where spaces are provided be designed as an integral part of the overall that proposed cabins can be suitably accessed
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and serviced:- 13 week cycles, allowing the same person/ ancillary buildings, infrastructure, road The main forest road access to the site household/group of persons occupancy for access, car parking, ligh ng and services will should be of a suitable standard which is four weeks within each 13 week cycle. be provided. capable of accommoda ng, in safety, the Plans and eleva ons illustra ng the range of level of traffic which will be generated both Legal Agreements cabin types to be used on the site. for construc on purposes and subsequent 7.36 A Sec on 75 agreement will be necessary to A schedule of materials and finishes for use by visitors, service and emergency ensure that occupancy restric ons are buildings; fences or other structures; parking, vehicles. properly enforced. It is understood that this access roads and footpaths; and details of The site is located within the catchment of will be reinforced by the lease granted by external ligh ng. Samples to be provided on the River Tweed which is a Special Area of Forest Enterprise Scotland to the developer. request. Conserva on. The provision of adequate The lease will also set out other provisions A woodland management plan which water supply, drainage and sewage disposal including the requirement for responsible includes measures for the protec on of facili es will need to meet the requirements forest management both within the site and exis ng trees to be retained and details of of Sco sh Natural Heritage, Sco sh also within the adjacent forest in close any engineering opera ons which may affect Environment Protec on Agency, Building proximity to the site so as to maintain a their longevity; details of tree surgery and Standards and Sco sh Water standards. The favourable experience for visitors. felling opera ons; a detailed specifica on for Tweed Commissioners will also need to be the future con nuous cover management of consulted. Planning Condi ons the exis ng and proposed woodland; the Electricity and other u lity way leaves will 7.37 Cabin proposals o en raise similar ma ers loca on, density and species composi on of need to be sensi vely routed to ensure that that need to be addressed and confirmed proposed tree and shrub plan ng and a visual aesthe cs, the ecological integrity and through condi ons of the planning consent. specifica on to ensure the establishment and physical stability of the forest are not Most of the informa on below will have been maintenance of any new plan ng or compromised. Where possible these should obtained by the applicant in preparing the regenera on of trees. coincide with access tracks and paths leading proposal or provided while the applica on is A landscape design plan that will include to the buildings whilst not compromising the processed. The following checklist will be details of exis ng and proposed ground ability to maintain these and also manage considered in assessing proposals for the levels, new plan ng and path layouts, all woodland cover in accordance with the cabin development: vehicular access routes, car parking and woodland management plan. The use of the buildings is for holiday le ng turning areas, the loca on of ligh ng and purposes only and does not extend to other structures and services. Occupancy Restric ons permanent residen al use. Provision for the maintenance of the exterior 7.35 The cabins will be designed to be used as self- The maximum period of let or occupa on of of the buildings (including materials and the catering holiday accommoda on. Therefore, buildings within the development to the colour of finishes); parking and circula on occupancy restric ons will be required and same individual, or any individual within a surfaces; refuse and other storage; boundary this will be considered through means of a group of people, will be restricted to a set treatment; and any communal facili es. Planning Condi on or a Sec on 75 Legal period within a calendar year. Agreement. An example of a suitable A layout plan for the cabins indica ng the occupancy condi on could be set to run in 4 x loca ons by cabin type and including 26 Glentress Masterplan
Images courtesy of Barton Willmore & Forest Enterprise Scotland 27 Glentress Masterplan
8.0 Submission Requirements vision and principles set out in this Landscape Assessment masterplan document. This should include a 8.5 Landscape and Visual Impact Assessment thorough site and contextual analysis. (LVIA) to iden fy the exact areas where 8.1 Any planning proposal should reflect the woodland enhancement is required, and to guidance set out in this Masterplan assess the visual impacts of any development document and also the developer guidance 8.4 The following can be used as suitable and layout of proposals from key viewpoints set out in Annex A. The following paragraphs headings to structure the statement: to be agreed with the Council. The describe where suppor ng informa on • Landscape Character assessment must address issues such as: should be submi ed alongside any planning • Views • Landform applica on. If possible these should be • Infrastructure and Access submi ed to the Council at an early stage to • Site features and characteris cs • Built Character achieve an effec ve development • Site arrangement • Si ng of development management process. Views into, through and out of site • Sustainable development Vegeta on pa ern Pre-Applica on Consulta on Report • Density and Use • Open space and recrea on 8.2 Any development proposals for a site of 2 Landscaping & Structure Plan ng • Layout and legibility hectares or more will require pre-applica on Statement consulta on to be carried out. A report • Energy efficient design 8.6 Any applica on should include a statement should be prepared to evidence that • Rela onship to site and landform on future maintenance of the proposed and consulta on has taken place in line with • Materials exis ng plan ng. the statutory requirements for major • Boundary treatments development as set out in the Planning etc. (Scotland) Act 2006 (sec on 35C) and and the following key issues for proposed Archaeological Assessment and Mi ga on Part 2 of The Town and Country Planning buildings: Strategy (Development Management Procedure) 8.7 A detailed archaeological assessment (Scotland) Regula ons 2008. Consulta on • Scale/propor on/materials/colour/ complete with mi ga on strategy will be should also follow guidance on Community Ar cula on required for any applica on submi ed within Engagement contained in Planning Advice • Details the area covered by this masterplan. This Note 3/2010 and Planning Advice Note will require to be agreed with the Council’s • Rela onship to site 3/2013 - Development Management Archaeologist as well as Historic Environment • Rela onship to adjacent buildings/ Procedures. Scotland (where it relates to a Scheduled Structures Monument) and may include the • Dis nc veness Design & Access Statement requirement for a monitoring strategy. Early 8.3 A Design and Access Statement must consulta on with the Councils Archaeology demonstrate how the proposed Officer and Historic Environment Scotland is development design meets the development advised. 28 Glentress Masterplan
Transport Assessment not be at flood risk and will not increase swept path analysis and details of bin 8.8 A Transport Assessment (TA) should be flood risk elsewhere. This informa on may be loca ons. submi ed demonstra ng how the in the form of a Flood Risk Assessment. development will func on in transport terms Waste Management with emphasis on sustainable travel pa erns. Drainage Impact Assessment 8.16 Details of a waste management scheme The TA will have to take account of any local 8.12 A Drainage Impact Assessment should be should be discussed at an early stage with area transport study. The TA will require to included in any submission and address the Council’s Waste Management team. take account of all proposed developments issues such as the development’s impact on at Glentress regardless of phasing. the catchment area and waste and surface Water Quality water drainage solu ons, including details of 8.17 Sco sh Water has confirmed that the Retail / Commercial Jus fica on Report proposed SUDS. proposed development is located upstream 8.9 With any applica on submi ed a report of Borehole assets located near Innerlethen. detailing the jus fica on for any retail / Energy Efficiency The proposed development will require commercial development on the site will be 8.13 Developers must submit a statement for the appropriate water quality and quan ty required. Council’s approval detailing how energy protec on measures. efficiency measures and low and zero carbon Biodiversity & Phase 1 Habitat Survey technologies will be incorporated into the 8.10 A Phase 1 Habitat Survey should be included development, and the level of CO2 reduc on in any submission and iden fy semi-natural that these will achieve. vegeta on and other wildlife habitats. Developers will also be required to BREEAM demonstrate that there will be no significant 8.14 A BREEAM (Building Research adverse effects on the River Tweed SSSI / Establishment’s Environmental Assessment SAC, as well as ensuring that the ancient and Method) statement should demonstrate how community woodlands are protected. An advice has been sought from a licensed European Protected Species and Protected assessor at an early stage in the project to Species survey may be required and it should ensure that the es mated ra ng will be be noted that any site clearance required obtained. A full list of licensed assessors can should be undertaken outside the bird be found by contac ng the BREEAM office. breeding season. http://www.breeam.com/
Flood Risk Assessment Refuse Vehicle Access Strategy 8.11 A number of small watercourses flow within 8.15 This strategy should include details of the site. Therefore, further informa on must suitable turning areas for refuse vehicles, be provided showing that the proposals will 29 Glentress Masterplan
Appendix 1: List of Policy Documents and Policies
Na onal Planning Framework Sco sh Borders Local Development Plan Polices: Supplementary Planning Guidance: • Policy PMD1: Sustainability • Biodiversity Sco sh Planning Policy • Policy PMD2: Quality Standards • Designing out Crime in the Sco sh Borders Designing Streets – A Policy Statement pu ng • Policy ED3: Town Centres and Shopping • Green Space street design at the centre of placemaking. Development • Landscape and Development • Policy ED5: Regenera on • Local Landscape Designa ons Crea ng Places - A Policy Statement on • Policy ED7: Business, Tourism and Leisure • Placemaking and Design architecture and place. Development in the Countryside • Trees and Development • Policy ED8: Caravan and Camping Sites • Use of Timber in Sustainable Construc on Planning Advice Notes (PAN): • Policy HD3: Protec on of Residen al Amenity • PAN 44: Fi ng New Housing Development into Policy EP1: Interna onal Nature Conserva on and Supplementary Guidance/ Protected Species the Landscape Proposed Supplementary Guidance • Policy EP2: Na onal Nature Conserva on and • PAN 61: Planning and SUDS • Biodiversity Protected Species • PAN 65: Planning and Open Space • Development Contribu ons • Policy EP3: Local Biodiversity • PAN 67: Quality Housing • Flooding • Policy EP4: Na onal Scenic Areas • PAN 77: Designing Safer Places • Green Networks • Policy EP5: Special Landscape Areas • PAN 78: Inclusive Design • Greenspace • Policy EP8: Archaeology • PAN 83: Masterplanning • Landscape and Development • Policy EP12: Green Networks • Placemaking and Design • Policy EP13: Trees, Woodlands and Hedgerows SESPlan Strategic Development Plan • Sustainable Urban Drainage • Policy 11: Delivering the Green Network • Policy IS1: Public Infrastructure and Local Service • Trees and Development Provision • Use of Timber in Sustainable Construc on • Policy IS7: Parking Provision and Standards • Policy IS8: Flooding • Policy IS9: Waste Water Treatment Standards and Sustainable Urban Drainage.
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Appendix 2: Early Consulta on
Early consulta on was undertaken leading up to the crea on of this document. That consulta on consisted of:
Stakeholder workshops Community workshops Ques onnaire
The consulta on events considered how new development at Glentress might complement other neighbouring a rac ons located within the Tweed Valley.
The key points that were drawn from both the stakeholder and community workshops were:
• Build on Exis ng Assets and Strengths • Connec ons and Links • Where Future Development should Be Focused • Filling the Accommoda on Gap • Providing for Families • Visibility of A rac ons • Cycle Tourism • Market, Branding and Communica on • Signage, Wayfi nding and Interpreta on • Diversity / Proximity / Accessibility
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Appendix 3: Key Themes from Valley Strategy
In order to understand the exis ng issues and Environment and Landscape opportuni es the engagement approach used the following topics, or key themes, as a basis for discussion and to develop concepts:
Environment and Landscape Cultural Heritage A rac ons and Des na ons Cultural Heritage Access and Movement
A rac ons and Des na ons
Access and Movement
32 Glentress Masterplan
Appendix 4: Concepts from Valley The Nodes The Ribs are: Strategy lateral routes from the Spine; of varying quality; The Valley Strategy iden fies the most significant essen al to the wider movement network; nodes of ac vity, links / connec ons and areas of and opportunity across the part of the Tweed Valley in which Glentress sits. The Valley Strategy iden fies essen al to maximising the poten al of the the following concepts: Spine. Set along the Spine are Nodes (generally defined as The Cores The Spine ‘areas of ac vity’), located at either path The Nodes intersec ons, points of ac vity, gateways or viewpoints. The Ribs The Cores. The Nodes punctuate the Spine and include, but are not necessarily limited to, the following: Peebles Town; The Spine Peebles Hydro; Sensi ve and sustainable development could then Glentress; be considered in Core areas. Logically, these could be focused around areas of exis ng development Cardrona Hotel; and comprise of: Cardrona Village; and Peebles; Innerleithen Town. Innerleithen; and
The Spine represents the most significant The Ribs Glentress / Cardrona. opportunity to promote movement and connec on Interes ngly, the Glentress / Cardrona Core forms a within the valley. The spine consists of: centre point on the Spine and already contains a The River Tweed; number of established a rac ons such as Glentress Mul -Use-Path (MUP); Peel, Go-Ape and the Cardrona Hotel. A72; and B7062. The poten al of the Spine should be maximise Adding a third and very important dimension to the wherever possible. concept of the Spine and Nodes is that of the Ribs.
33 Glentress Masterplan
Contacts:
Regulatory Services John Hayward (Development Standards Manager) Chris Bowles (Archaeology Officer) Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 825068 Email: [email protected] Tel: 01835 826622 Email: [email protected]
Craig Miller (Lead Officer - Development Management ) Jim Knight (Lead Officer Landscape) Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 825029 Email: [email protected] Tel: 01835 824000 Email: [email protected]
Engineering and Infrastructure Mar n Wanless (Planning Policy & Access Manager) Duncan Morrison (Flood Protec on Programme Manager) Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 825063 Email: [email protected] Tel: 01835 826701 Email: [email protected]
Trish Connolly (Planning Officer - Plans and Research) Neighbourhood Services Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Jason Hedley (SB Local Area Manager) Tel: 01835 825255 Email: [email protected] Reiver Complex, Bowden Road, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 825117 Email: [email protected] Jon Bowie (Developer Nego ator) Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Julie Rankine (Waste Strategy Manager) Tel: 01835 824000 Email: [email protected] Council Headquarters - Sco House (A), Sprouston Road, Newtown St Boswells, Melrose, TD6 0QD Andy Tharme (Ecology Officer) Tel: 01835 825180 Email: [email protected] Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 826514 Email: [email protected]
Paul Grigor (Roads Planning Officer) Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 826663 Email: [email protected]
34 Glentress Masterplan
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35 A nnex A –D eveloperGu idanc e
Introd u c tion
The mainaimand princ ipleof the S c ottish B orders L oc alDevelopmentP lan (LD P )istos u pportand enc ou rage s u s tainableand highqu ality d evelopment. The C ou nc ilprod u c e planning briefs thatsetou tthe d evelopmentvision and the mains trengths, weaknes s es , opportunities and c ons traintson s ites alloc ated inthe L D P toac hieve this.
The C ou nc ilhas also prod u c ed d etailed gu idanc e inthe form ofS u pplementaryP lanning Gu idanc e (SP G)/S u pplementaryGu idanc e (SG)on a nu mber of topics . The C ou nc ilis c ontinu allyad d ing tothe listof S P Gs /SGs thatneed s tobe c ons idered when d eveloping d evelopment propos als. The fu lllistofS P Gs /SGs and d raftS Gs isavailableon the C ou nc il’s webs ite.
The aimofthiss u pporting d oc u menttoplanningbriefs istos etou tgu idanc e tod evelopers thatapplytoallormos talloc ated hou s ing s ites . A s allsites are d ifferentinc harac terand land form they also have d ifferentstrengths and potentialcons traintstoad d res s tobe abletoac hieve a s u s tainableplac e throu ghthe u s e ofenergy efficientd esign, c reation ofsu stainablebu ildings, land sc ape enhanc em ents and c reation of streetsand spaces. C ons ideration s hou ldbe given to‘ D es igning ou tC rime’ , ‘ Trees and D evelopment’and ‘ L and s c ape and D evelopment’.
This d oc u mentwilld irec td evelopers toexisting S P Gs /SGs and the mainS trategic D evelopmentP lan (SES plan)and the L D P policies and otherpolicy d oc u ments which need tobe c ons idered when working u p d evelopmentpropos als. The listof policies isnotexhau s tive and the d oc u mentwillevolve over time and be amend ed toinc lud e u p tod atepolicies and rec ommend ations . C ou nc ild epartments and s ec tions referred tointhisd oc u mentcan be c ontac ted on 0 30 0 10 0 18 0 0 ors ee d etailed c ontac tlistinplanning briefs.
Energy EfficientDesign
S u s tainabled es ign The C ou nc ilis c ommitted toimproving the s u s tainabilityof the bu iltenvironmentof the B orders. The B u ilding Res earch Es tablishment’s EnvironmentalA s s es s mentM ethod (BREEA M )isa s u s tainabilityratings c heme forthe bu iltenvironment. Itevaluates the proc u rement, d es ign, c ons truc tion and operation ofd evelopmentagains ttargetsand benc hmarks. A s s es s mentsare c arried ou tby ind epend ent, licens ed ass es s ors and d evelopmentsrated and c ertified on a s c aleofP ass , Good , VeryGood , Exc ellentand O u tstand ing.
The c ategories c overed are:
1 M anagement H ealthand wellbeing Energy Trans port W ater M aterials W aste L and u s e P ollution Innovation
D evelopments willbe expec ted toac hieve the rating of“Exc ellent”. The Exc ellentstand ard c an be ac hieved throu ghc reative d es ign s u c h as making bes tu s e ofnaturaldaylightand c hoos ing c ons truc tion materialsthatare appropriatetothe c limatec ond itions ofthe d evelopmentsite. Thismeans thateven s tarterhomes which are veryprice s ens itive c an be bu ilttothes e s tand ards (where the inc orporation of tec hnologies s u c has s olarpanelsand wind turbines maynotbe financ iallyviable).
The s tand ard inc lud es makingfu llu s e ofenergyc ons ervation tec hniqu es , inc lud ing:
Red u c tion of primary energy u s e and red u c tion of C O ² emiss ions throu gh, for example, the s iting, form, orientation and layou tof bu ildings which maximise the benefits of heatrec yc ling, s olarenergy, pass ive s olargainand the efficientu s e of naturallight; and the u s e ofplantingtooptimise the balanc e between s u mmers had ingand winterheatdaylightgain Red u c tion of waterc ons u mption throu ghforexampleu s e ofwaterbu ttsforgarden u s e, low-waterc ons u mption whitegood s , s howers and W C ’ s , grey waterrec yc lingforinternalu s e Green s pec ification ofmaterialsinc lud ingthos e forbasicbu ilding elementsand finishing elements Red u c tion ofc ons tru c tion wastethrou ghforexamples orting and rec yc lingc ons tru c tion wasteon-site D es igningforlife-cyc lead aptability.
A d vice s hou ldbe s ou ghtfrom a licens ed ass es s oratan earlys tage inthe projec ttoens u re thatthe es timated rating willbe obtained . A fu lllist oflicens ed ass es s ors c an be fou nd by c ontac tingthe B REEA M office. http: //www. breeam. c om/
2 C ons tru c tion method s s hou ldallow forbu ilding d ec ons truc tion whichenables fittings and materialstobe re-us ed and /orrec yc led atthe end of the bu ilding’ s life.
Renewableenergy& energyefficienc y
D evelopmentpropos als s hou ld c omplywithallrelevantnationalpolicy tored u c e c arbon emiss ions from d evelopment, toac hieve high s tand ards ofenergyc ons ervation and toprovide on-siterenewableenergyprod u c tion where appropriate. Thes e provisions are highlighted in L D P P olicy P M D 2: ‘ Q u alityS tand ards ’ and inthe S P G/SG on RenewableEnergy. D evelopers mu s tc omplywiththes e policies and provide evidenc e ofhow they have ad d res s ed them. O ns iteenergygeneration s hou ldbe inc orporated intothe d evelopmentwhereverpos s ibleas well as s u s tainablebu ilding c ons tru c tion and d es ign.
The L D P P olicy ED 9: ‘ RenewableEnergyD evelopment’s tates :
“… Small scale or domestic renewable energy developments including community schemes, single turbines and micro-scale photovoltaic/solar panels will be encouraged where they can be satisfactorily accommodated into their surroundings in accordance with the protection of residential amenity and the historic and natural environment. … ”
L D P P olicy P M D 1: ‘ S u s tainability’ also s tates :
“In determining planning applications and preparing development briefs, the Council will have regard to the following sustainability principles which underpin all the Plan’spolicies and which developers will be expected to incorporate into their developments:
a) The long term sustainable use and management of land b) The preservation of air and water quality c) The protection of natural resources, landscapes, habitats, and species d) The protection of built and cultural resources e) The efficient use of energy and resources, particularly non-renewable resources f) The minimisation of waste, including waste water and encouragement to its sustainable management g) The encouragement of walking, cycling, and public transport in preference to the private car h) The minimisation of light pollution … ”.
The L D P P olicy P M D 2: ‘ Q u alityS tand ards ’ identifies the s tand ards whichwillapplytoalldevelopment, inc lud ingthat:
3 “… In terms of layout, orientation, construction and energy supply, the developer has demonstrated that appropriate measures have been taken to maximise the efficient use of energy and resources, including the use of renewable energy and resources such as District Heating Schemes and the incorporation of sustainable construction techniques in accordance with supplementary planning guidance. Planning applications must demonstrate that the current carbon dioxide emissions reduction target has been met, with at least half of this target met through the use of low or zero carbon technology, … ”
The planning s ystem s u pportslow and zeroc arbon d evelopmentthrou ghthe u s e ofenergyefficienc y, micro-generation and renewableenergy s ystems . The C ou nc il’s approved S P G/SG: RenewableEnergyrequ ires allfu ture d evelopmentswitha totalcu mu lative floorspac e of50 0 m²or more tored u c e c arbon d ioxide (CO 2) emiss ions by 15% beyond the 20 0 7 B u ilding Regu lation C O 2 emiss ions levels. This 15% red u c tion s hou ldbe c ons idered a minimu m requ irement.
The S P G on RenewableEnergys tates :
(1) The Council now requires all future developments with a total cumulative floorspace of 500m²or more to reduce carbon dioxide emissions (CO2) by 15% beyond the 2007 Building Regulations carbon dioxide emission levels
(2) To achieve this reduction, consideration should first be given to energy efficiency and building design measures
(3) Where the 15% reduction cannot be met through energy efficiency and design measures then on-site low or zero carbon technologies (LZCT) including renewable energy systems should be used
(4) Developments under 500m²are also strongly encouraged to achieve an additional 15% reduction in carbon dioxide emissions through these measures
(5) All applications for planning permission will also now require a statement on how energy efficiency measures and low and zero carbon technologies have been incorporated into the development proposal.
To ac hieve the requ ired red u c tion inC O 2 emiss ions the d evelopments hou ld firstgive c ons ideration toenergy c ons ervation measu res and s u s tainabled es ign and c ons truc tion tec hniqu es tored u c e the energyd emand ofthe d evelopment. O nc e energyd emand has been minimised c ons ideration s hou ld then be given tothe u s e of low and zeroc arbon tec hnologies (LZC T)foron-siteheatand /orpowergeneration. L ZC T inc lud es c ommu nityheating s c hemes and c ombined heatand powers c hemes whichwou lds erve the d evelopmentas whole.
4 D evelopers mu s t s u bmita s tatement for the C ou nc il’s approvald etailing how energy efficienc y measu res and low and zero c arbon tec hnologies willbe inc orporated intothe d evelopmentpropos al,and the levelofC O 2 red u c tion thatwillbe ac hieved .
B road gu idanc e on the C O 2 emiss ions red u c tions ac hievablefrom a range ofs u s tainableenergytec hnologies isprovided inthe tablebelow:
S c aleoftec hnology N ame oftec hnology P otential C O 2 emiss ions red u c tion S ite-wide /c ommu nal B iomass d istrictheating Upto7 0 % Gas c ombined heatand power(CH P ) Upto50 % B iomass c ombined heatand power(CH P ) Upto50 % W ind turbine(s) Upto50 % Ind ividu aldwelling B iomass boiler Upto65% S olarphotovoltaicc ells/panels Upto35% Grou nd s ou rce heatpu mp Upto35% A d vanc ed improvementstothe bu ildingfabric Upto30 % S olarthermalhotwater Upto25% A irs ou rce heatpu mp Upto20 % Intermed iateimprovementstothe bu ildingfabric Upto20 % M icrowind turbine Upto5% M icroc ombined heatand power Upto5%
(S ou rce: Entec reportforS c ottish B orders C ou nc il(April20 0 8 ))
Thistableisforind icative pu rpos es only. The EnergyS aving Tru s tand s pec ialistsu ppliers and c ontrac tors willbe abletoprovide u p-to-date information and ad vice whichmaybe ofu s e tod evelopers informu lating propos als.
5 W aterand wastewaterc apac ityand S u s tainableUrban D rainage S ystems (SUD S )
L D P P olicy IS9: W asteW aterTreatmentS tand ards and S u s tainableUrban D rainage ou tlines the C ou nc il’s view ofthe preferred wayofd ealing withwaste water and S UD S . In terms of water and waste water c apac ityand network iss u es , earlyc ontac t withS c ottish W ater is rec ommend ed .
P rovision forS UD S thateffec tivelymanage the flow ofrainwaterru noffby treating itwithinthe s iteand ac c ords withc u rrentd es ign princ iples are requ ired inalld evelopments. Fu rther gu idanc e c an be fou nd inP A N 61 ‘ P lanning and S u s tainableUrban D rainage S ystem’ . S c ottish W aterand S EP A c an provide more d etailed ad vice.
S u stainableB u ildings
D es ign and plac emaking
The C ou nc ilhas prod u c ed a S P G on ‘ P lac emaking and D es ign’ . The d oc u mentsetsou tthe key s u s tainableplac emaking objec tives thatany new d evelopmentinthe S c ottishB orders s hou lds trive toac hieve.
Key c ons iderations thatneed tobe c ons idered toac hieve highqu alitybu ildings and plac es ares u mmarised inthe figu rebelow:
6 N ationalgu idanc e isavailableina nu mberof d oc u ments inc lud ing ‘ S c ottish P lanning P olicy’ (SP P ), ‘ C reating P lac es : A policy s tatementon architec tureand plac e forS c otland ’ , P A N 67 ‘ H ou s ingQ u ality’ and P A N 7 7 ‘ D es igningS aferP lac es ’ .
D es igningou tcrime
The C ou nc ilhas an approved S P G on ‘ D es igning ou tC rime inthe S c ottish B orders’ thataims toimprove awarenes s amongstthe d evelopment ind u s tryand hou s eholders, and inc lud es prac ticalgu idanc e toens u re the following topics are c ons idered toc reatean attrac tive and s afer environment:
7 P lanning ofs ites (inc lud ingphasing) L ayou tofs ites (road s and footpaths) L ayou tofd evelopment(casu alsu rveillanc e) L and s c aping(loc ation and type ofplanting and maintenanc e) L ighting D es ign (siteand hou s e d es ign)
N ationalgu idanc e isavailableinP A N 7 7 ‘ D es igningS aferP lac es ’ .
A ffordablehou s ing
The requ irementforaffordablehou s ing s hou ld be metinline withL D P P olicy H D 1 ‘ A ffordableH ou s ing and S pec ialNeed s H ou s ing’ and the S P G/SG on A ffordableH ou s ing. The proportion ofaffordablehou s ingtobe provided willbe inac c ordanc e withthe pres entpolicy and d epend s on whathou s ing marketarea a s pec ifics iteisinc lud ed in. A ffordablehou s ing u nitsare likelytobe requ ired on s iteand s hou ldbe d es igned to integratewithotherhou s es on the s ite.
The c u rrentlevelsofc ontribu tions areinc lud ed inthe tablebelow. H ou s ing M arketA rea A ffordableH ou s ingRequ irement(%) B erwickshire 25 C entralB orders 25 N orthern 25 S ou thern 25
S ome s ites inthe L D P willbe loc ated c los e toor inC ons ervation A reas or c los e toL isted B u ildings. For new d evelopmentnottohave a negative impac ton the bu iltheritage, the C ou nc ilhas ou tlined its policies inEP 7 ‘ L isted B u ildings’ and EP 9 ‘ C ons ervation A reas’ . O ther relevantpolicy d oc u ments are H istoric S c otland ’ s S c ottish H istoric EnvironmentP olicy (SH EP ) and the gu idanc e notes s eries – ‘ M anaging C hange inthe H istoricEnvironment’.
L D P P olicy EP 8 ‘ A rchaeology’ requ ires d etailed inves tigation where a d evelopmentpropos alimpac ts on a S c hed u led M onu ments, other nationallyimportants ites , or any other archaeologicalor historicalass et. N ationalgu idanc e is availableS P P and S H EP . The C ou nc il’s A rchaeologyO fficerc an provide mored etailed ad vice.
8 L and sc ape Enhanc em ents
O pen s pac e, green s pac e and playareas
L D P P olicies P M D 2 ‘ Q u alityS tand ards ’ , EP 11 ‘ P rotec tion of Greens pac e’ and EP 12 ‘ Green N etworks c overs the provision, protec tion and promotion of greens pac e. The S P G on Green S pac e/SG on Greens pac e is also requ ired tobe c ons idered when preparing d evelopment propos als.
The S P G on Green S pac e s tates thatthe C ou nc ilmayrequ ired evelopers: “To provide orfu nd ad d itionalprovision where there are identified qu antitative d eficienc ies inprovision withinthe appropriated istanc e thres holds ofa propos ed d evelopment, orwhere the d evelopmentwillres u ltinqu antitative d eficienc ies To c ontribu tetothe enhanc ementof existing provision when there is a identified qu alitative d eficienc y inprovision when there is an identified qu alitative d eficienc y inprovision withinthe appropriated istanc e thres holds ofa propos ed d evelopmentand one effec tofthe d evelopmentwillbe toinc rease the d emand pres s u re on thes e s pac es and fac ilities . ”
The requ irementford evelopments c an be veryd ifferentand the C ou nc ilwillu s e qu antitys tand ards s etou tinthe S P G orpropos ed S G to d etermine the s c aleof c ontribu tions requ ired towards new off-siteprovision orthe enhanc ementof existing off-siteprovision. D etails of the s tand ards areinc lud ed inthe S P G/SG and italso enc ou rages pre-application d isc u s s ions withthe P lanningO fficers.
A d vice atnationallevelisavailableinS P P and P A N 65 ‘ P lanning and O pen S pac e’ .
Ec ology, habitatsand trees
L D P P olicies EP 3 ‘ L oc alB iod iversity’ , EP 13 ‘ Trees , W ood land s and H ed gerows ’ and the S P Gs /SGs on ‘ Trees and D evelopment’, ‘ L and s c ape and D evelopment’and ‘ B iod iversity’ provide gu idanc e on thes e iss u es and listwhatisrequ ired ford evelopments.
The mainprinc ipleforprotec tion ofbiod iversityistopromoted evelopmentthatiss u s tainableand protec tbiod iversitys o there isno netlos s of biod iversity. The d egree ofprotec tion ofa s ited epend s on itspos ition withinthe hierarchyofd es ignations toprotec tspec ies and habitats. The key c ons iderations interms ofland s c ape are: L and s c ape implications ofplanningapplications interms ofs itec ontext, propos ed layou t, fu tureu s e and maintenanc e M inimise impac tby retaining existingtrees , s hru bs , bou nd aryfeatures etc. whereverpos s ible.
9 In res pec t of the Ec ologicalImpac t A s s es s ment, fu rther gu idanc e is available inthe C ou nc il’s S u pplementary P lanning Gu idanc e for biod iversity: http: //www. s c otborders. gov. u k/download s /file/318 /biod iversity S ec tion 4. 2 (Ecological Impact Assessment), S ec tion 4. 3. 1 (Demolition or change of use etc).
Interms oftrees and d evelopment, d evelopers s hou ld: Ens u re d evelopmentsc hemes inc lud e measu res tos afegu ard trees and where appropriatetos u pplementan area’ s tree c over P rovide d etailed tree and land s u rvey forapplication s ites inc los e proximitytotrees , oron s itewhichtrees aregrowing.
D etailed arrangementsforfu ture maintenanc e ofland s c aping on a s itewillbe requ es ted as partofany planning application. Earlyc ontac twith the C ou nc iltod isc u s s biod iversity, trees and land s c apingiss u es isrec ommend ed .
L and s c ape d es ignations
A nu mberofalloc ated s ites are loc ated inthe proximityof land s c ape d es ignations , forexampleGardens and D es igned L and s c apes , N ational S c enic A reas, S pec ialL and s c ape A reas, S pec ialA rea of C ons ervation and S ite of S pec ialS c ientific Interes t. Thes e d es ignations are protec ted agains tad verse impac tfrom d evelopmentthrou gh L D P P olicies EP 10 ‘ Gardens and D es igned L and s c apes ’ , EP 1 ‘ International C ons ervation S ites and P rotec ted S pec ies ’ , EP 2 ‘ N ationalNature C ons ervation and P rotec ted S pec ies ’ , EP 4 ‘ N ationalS c enicA reas’ and EP 5 ‘ S pec ialL and s c ape A reas’ and nationalpolicies . P lanning propos alsfors ites inc los e proximitys hou ld d etailthe impac ton thes e areas and how tomitigatethe ad verse impac t.
C reation ofS treetsand S paces
Road s and ac c es s
Road d es ign s hou ld notbe c onc eived inisolation, bu tas an elementinthe overalld es ign of the d evelopment. The C ou nc il’s ‘ S tand ards for D evelopmentRoad s ’ s hou ld s erve as a gu ide forthe form of d evelopmenton the s ite, bu ts hou ld be flexibleenou gh s o as nottoinhibitthe d es ign ofan innovative les s c ard ominantlayou twhichres pec tsthe land form and c harac terofthe area.
IS5 ‘ P rotec tion ofA c c es s Rou tes ’ , IS6 ‘ Road A d option S tand ards ’ and the C ou nc il’s Trans portation S tand ards (LD P A ppend ix3)and S c ottish Government’s ‘ D es igning S treets: A P olicy S tatementforS c otland ’ . The nationald oc u mentpromotes an informals ystem of wellc onnec ted
10 s treetswithnaturaltrafficc alming(bu ilding lines , s qu ares , s hared road s u rfac es etc)bu iltinand equ alprioritygiven toalltrans portmod es s u c h as pass engertrans port, walkingand c yc ling. D evelopers are ad vised toc ontac tthe C ou nc il’s Road s P lanning S ervice forfu rtherad vice.
P arking
Ina d evelopmentwhere c arparking s pac es are alloc ated toind ividu alproperties the provisionalrequ irementwillbe two parking s pac es per d welling u nit(disc ou nting garages ). There willbe a 25% requ irementforvisitorparking tobe provided ingrou ps oftwo s pac es ormore. For c ommu nalc ar parking the provisionalrequ irements, which inc lud e visitor parking, is 1. 5-1. 7 5 s pac es per d welling u nit. M ore d etails are availableinL D P IS7 ‘ P arking P rovision and S tand ards ’ and the C ou nc il’s Trans portation S tand ards (LD P A ppend ix3). D evelopers are ad vised toc ontac tthe C ou nc il’s Road s P lanning S ervice forfu rtherad vice.
The d evelopers hou ldc ons idera range ofs olutions tored u c e the impac tofc arparking on the res identialenvironment. Thes e mightinc lud e a c ombination of:
A voidingfrontgarden s pac e beingentirelygiven overtoparking Us ingtrad itionalfrontgarden wallsand hed ges tos tru c turethe s treetappearanc e D es igningins hared s mallsc ales emi-privatec ou rtyard parking P lac ing largerparkingc ou rtyards behind perimeterbloc ks B u ilding s hared s u rfac es intrad itionalmaterials rather than u s ing c olou red c onc retebloc k s u rfac es – for exampleinparking zones , s u bjec ttoad option requ irements, and d omes ticd riveways.
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