Woodland Edge Tweedbank North

KEY OBJECTIVES

• Manage existing landscape structure of mature trees and woodland Retain selected trees where possible TWEEDBANK • Retain existing trees and woodland, where they are in a suitable and supplement with new woodland belt condition for retention, subject to arboricultural assessment and internal structure planting NORTH • Plant new woodland areas to strengthen existing planting • Enhance biodiversity through management of existing planting and new planting • Provide setting for new residential development MODIFIED MODIFIED

WOODLAND • Filter views towards new development from surrounding areas STRUCTURE EDGE • Internal structure planting to provide containment of housing clusters

Internal Structure Planting 1 Retain

A’ A

2 Remove

Plantation EXISTING STRUCTURE 4 Existing trees to be felled with selective retention based on layout proposal and arboricultural assessment Existing trees to be retained and managed, subject to arboricultural assessment

Proposed trees to be planted based on native tree mix Railway Proposed internal structure planting creates a strong green infrastructure and provides containment to housing clusters KEY OBJECTIVES

• Manage existing landscape structure of mature trees and woodland • Retain existing trees and woodland where possible, and where they are in a suitable condition for retention, subject to arboricultural assessment • Plant new woodland areas to strengthen existing planting • Provide setting for industrial buildings • Filter and screen views towards industrial buildings from surrounding areas • Create a small number of “view corridors” providing glimpses towards the development from the A6091

SUGGESTED SPECIES • Sycamore Acer pseudoplatanus 10% B’ • Alder Alnus glutinosa 10% • Beech Fagus sylvatica 10% • Larch Larix decidua 5% • Scots Pine Pinus sylvestris 10% • Cherry Prunus avium 10% B • Sessile Oak Quercus petraea 20% • Pendunculate Oak Quercus robur 10% • Red Oak Quercus rubra 5% Plan : Areas subject to Tree Protection Orders (TPO) • Lime Tilia platyphyllos 10% Scots Examples of nativeCherry tree planting Sessile Oak Pine

A A’ B B’ 20m structure planting 10m offset Residential area with new A6091 Buffer Zone Industrial Estate structural planting to rear Section A - A’ Section B - B’

1. Line of existing ash trees to be assessed for 2. Line of existing trees to be assessed for retention 3. Line of existing trees to be assessed for retention 4. Line of existing beech trees to be retained retention (Larch with Birch and Beech) (Larch with Birch and occasional Beech) TWEEDBANK Existing woodland Existing wooded slope screens/breaks views River PARK back to development Estate Road Green Thread Tweed

Views from River Tweed Trees managed to screened by intervening TWEEDVIEW open views to lake landform and woodland

KEY OBJECTIVES

• Retain as much existing Access Estate Road woodland as possible • Provide habitat for species to be identified through ecological survey • Create play/interaction opportunities at key points along Green Thread Locate propose parking beneath commercial • Ensure proposed lighting buildings to conceal and retain woodland is senstitive to ecological Canadian Forest Retreat, Christopher Simmons requirements Photo by Doublespace Photography image sourced from www.dez een.com

Timber boardwalk Swathes of ornamental planting to Weaving of hard linear Retained beech and pine Retained and repaired slopes features into soft woodland to slopes estate stone wall landscape River TWEEDBANK Tweed

THE HUB

KEY OBJECTIVES National Cycle Shared Space Route 1 & Craft • Revitalise craft centre and Market Proposed Tweedbank Craft Centre Community Buildings relocate community centre to and Artist Workshops Local Enterprise Footbridge to create a new community hub Tweedbank North • Create a shared space plaza at the proposed footbridge to allow for craft markets and local enterprise • Create opportunities for local enterprise Poynton Shared Space, Poynton Image sourced from www.sustrans.org.uk

Retained existing craft centre buildings Revitalise community craft Sandstone, resin bound gravel and Street trees such as Pyrus chanticleer or Tilia cordata and tourism opportunities Concrete Aggregate Blocks KILLIE HOLES

THE PONDS Terraced raised beds to maximise topography

KEY OBJECTIVES

• Activate Killie Holes through provision of community resources and strengthen ‘Spine Route’ as proposed in “Tweedbank Footpaths Study, 2000” • Improve biodiversity and plant to provide for pollinators (possibly look to accomodate community hives) • Develop wetland/Pond area to locally reduce risk of surface flooding and provide an educational resource for local Tweedbank Primary • Provide for relocated allotment space/raised beds

Naerheden, Suburb of the Future - Explore Gorgie City Farm, Edinburgh - Grow Photo by Karres+Brands image sourced from www.landezine.com Landscape Killie Holes: The Ponds

Connection to cycle path in Tweedbank East promoting use of the Borders cycle networks

Resurfaced shared path

Sandstone, resin bound gravel and Wetland/Marginal Planting Play Boulders Concrete Aggregate Blocks

Timber boardwalk Reinstate path with Resin Bound finishGravel/Resin bound path Timber benches

Trim trail Terraced raised beds & allotments Native planting pallette including Rowan and Scots Pine TWEEDBANK ABBOTSFORD PARK Visual Permeability “A Window to the Tweed” Informal Green Thread TWEEDBANK timber boardwalk and Existing Trees arrival viewing deck managed to open view Connection to EAST Existing stone wall Transitional Tweedbank Park houndstooth retained and restored pattern EILDON HILLS

STATION Formal undercheck pattern PLAZA defines primary and secondary routes EDINBURGH

THE HUB Proposed footbridge and connection to Gateway railway platforms building CARLISLE Adjust road geometry to split Connection to carriageway and incorporate Borders Railway rain gardens subject to verification by project Surface banding at engineers primary crossing signal Proposed contemporary to pedestrian priority ‘woodland’ of timber architectural lighting MELROSE columns

Flexible event space

KILLIE Overcheck paving HOLES pattern describes primary routes KEY OBJECTIVES

• Bold Urban Landscape: Outside-In. Riverbank landscape within plaza weaving a direct connection to the River Tweed • A continuous green connection from Tweedbank Park through Tweedbank East across the proposed footbridge and into the Killie Holes exploration area - the Gateway to Abbotsford • Promote Tweedbank as a wayfinding capital in the Borders: a hub for exploration of the wider, unique Borders Landscape • Provide a new and attractive Public Realm, retail and services for existing and future communities

The Court Square Press, Boston - Inhabit Rosa Luxemburg Garden - Grow Photo by Landworks image sourced from www.landezine.com Photo by In Situ image sourced from www.landezine.com Landscape Station Plaza: Tweedbank East

Existing Trees managed to open view Connection to Tweedbank Park

Sandstone, resin bound gravel and Bespoke ‘Warp & Weft’ detailing ‘Warp & Weft’ hard to soft transitioning Concrete Aggregate Blocks

Connection to Borders Railway

Paving patterns reflect Natural sandstone for key Public Granite aggregate Timber and granite seating Estate Tweeds Realm areas paving for secondary areas

Linear clear stem tree Rain Garden planting Street trees such as Pyrus chanticleer or Tilia cordata planting 1 2

Accessible link Embankment Native tree planting to to Estate Drive Stepped External Plaza Planting Weave provide soft feathered Gatehouse Nursery Slope ‘Green Thread’ Hard Stitch edge to development Oudoor Play Orientation

1 2 5 3

TO MELROSE

LOWOOD BRIDGE 2 3 4

6 7 5

LINK TO BORDERS ABBEYS WAY ESTATE DRIVE

KEY OBJECTIVES 8 9 THE GREEN • Weave Tweedbank together across the Borders Railway with a vibrant green link THREAD • Create a boardwalk link through the proposed landscape of Tweedbank and provide an exciting new link option for pedestrian and cycle users on the Southern Upland Way • A series of interconnected gateways to the various character areas of Tweedbank with clear navigation and distinct branding • A landscape of discovery connecting Tweedbank to the wider Borders SUDS provide natural Suprise views of drainage and green New footbridge and Bastle Housing weave to wider shared space with local Native tree planting to through woodland landscape craft market Redbridge Viaduct provide soft feathered Wildflower meadow Link to Community linking to Southern edge to development Opportunities for play and mown paths and exercise with timber Centre Upland Way features integrated into slope 6 8

LINK TO COMMUNITY CENTRE

8 9

TO GALASHIELS 6

LOCATION OF GREEN THREAD

7 TWEEDBANK NORTH TO GALASHIELS VIA SOUTHERN UPLAND WAY TWEEDBANK PARK

TWEEDBANK TO MELROSE TO VIA SOUTHERN TWEEDBANK ABBOTSFORD UPLAND WAY EAST Chapter 12: Ecological Appraisal by Wardell Armstrong

SCOTTISH BORDERS COUNCIL

TWEEDBANK, SCOTTISH BORDERS

PRELIMINARY ECOLOGICAL APPRAISAL

AUGUST 2017 Wardell Armstrong Unit 5 Newton Business Centre, Newton Chambers Road, Thorncliffe Park, Chapeltown, Sheffield, S35 2PH, United Kingdom Telephone: +44 (0)114 245 6244 Facsimile: +44 (0)114 245 6244 www.wardell-armstrong.com

DATE ISSUED: 29 August 2017 JOB NUMBER: ED12118 REPORT NUMBER : 001

SCOTTISH BORDERS COUNCIL

TWEEDBANK, SCOTTISH BORDERS

PRELIMINARY ECOLOGICAL APPRAISAL

AUGUST 2017

PREPARED BY:

Tim Palmer Technical Director (Ecology)

REVIEWED AND APPROVED BY:

Tim Palmer Technical Director (Ecology)

This report has been prepared by Wardell Armstrong LLP with all reasonable skill, care and diligence, within the terms of the Contract with the Client. The report is confidential to the Client and Wardell Armstrong LLP accepts no responsibility of whatever nature to third parties to whom this report may be made known.

No part of this document may be reproduced without the prior written approval of Wardell Armstrong LLP.

ENERGY AND CLIMATE CHANGE ENVIRONMENT AND SUSTAINABILITY INFRASTRUCTURE AND UTILITIES Wardell Armstrong is the trading name of Wardell Armstrong LLP, Registered in England No. OC307138. LAND AND PROPERTY MINING AND MINERAL PROCESSING Registered office: Sir Henry Doulton House, Forge Lane, Etruria, Stoke-on-Trent, ST1 5BD, United Kingdom MINERAL ESTATES AND QUARRYING UK Offices: Stoke-on-Trent, Birmingham, Cardiff, Carlisle, Edinburgh, Greater Manchester, London, Newcastle upon Tyne, Penryn, Sheffield, Truro, West Bromwich. International Offices: Almaty, Moscow WASTE RESOURCE MANAGEMENT

Scottish Borders Council TWEEDBANK, SCOTTISH BORDERS PRELIMINARY ECOLOGICAL APPRAISAL

CONTENTS EXECUTIVE SUMMARY ...... 1 1 INTRODUCTION ...... 2 1.1 Terms of Reference ...... 2 1.2 Background Information ...... 3 1.3 Site Context ...... 3 2 METHODOLOGY ...... 4 2.1 Desk Study ...... 4 2.2 Extended Phase 1 Habitat Survey ...... 4 2.3 Great Crested Newt – Environmental DNA (eDNA) Survey ...... 5 2.4 Nomenclature...... 5 2.5 Caveat ...... 5 2.6 Quality Assurance & Environmental Management ...... 6 3 RESULTS AND EVALUATION ...... 7 3.1 Statutory and Non- Statutory Designated Sites ...... 7 3.2 Habitats ...... 8 3.3 Species ...... 13 3.5 Ecological Evaluation ...... 15 4 DISCUSSION AND RECOMMENDATIONS ...... 20 4.1 Sensitive Receptors ...... 20 Nesting Birds ...... 23 5 REFERENCES ...... 24

APPENDICES Appendix 1 Legislation and Policy Summary Appendix 2 Great Crested Newt eDNA Analysis Results

DRAWINGS TITLE SCALE ED12194/002 Extended Phase 1 Habitat Survey Results 1:1,000@A3

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EXECUTIVE SUMMARY

The Preliminary Ecological Appraisal (PEA) of Tweedbank, Scottish Borders, indicates that there are range of sensitive habitats and species present/likely to be present on site; mainly in association with the River Tweed corridor, as well as the established woodland and parkland at Lowood. A range of detailed surveys and assessments would be required in order to further investigate the presence or absence of associated species and to further inform the masterplanning process. It is considered that significant adverse effects could be avoided with carefully planning and site design and given appropriate consideration of protective measures, habitat retention and linkages and mitigation/enhancements.

The key habitat receptor is the River Tweed Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI), which defines the northern site boundary, and aligned to this, the identified presence of associated protected species including otter, salmon and lamprey.

Other Local Biodiversity Sites (LBS) are connected to site via the River Tweed and a series of protective measures will be required to ensure that the long-term future of the SAC, SSSI and LBS sites are secured.

Receptors which the PEA has identified may be subject to adverse effects in the absence of mitigation are as follows:

• Designated Sites including River Tweed SAC and SSSI, Avenel Hill and Gorge SSSI, Ellwynd Wood and Meadow LBS; • Protected and notable species including Bats, Badger, European Hedgehog; Red Squirrel, Otter, Water vole, Terrestrial invertebrates, Protected and notable plants; and • Nesting birds (general).

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1 INTRODUCTION

1.1 Terms of Reference

1.1.1 Wardell Armstrong LLP (WA) was commissioned by Scottish Borders Council to undertake a Preliminary Ecological Appraisal in support of a strategic masterplan for the regeneration and growth of the settlement of Tweedbank, Scottish Borders (Central Ordnance Survey (OS) grid reference: NT 51972 34849).

1.1.2 This report has been produced with reference to current guidelines for Preliminary Ecological Appraisal (Chartered Institute of Ecology and Environmental Management (CIEEM 2012)) and British Standard BS 42020:2013 (BSI 2013) which involves the evaluation of the potential presence of ecological receptors and adverse effects thereon, based on Extended Phase I (Joint Nature Conservation Committee (JNCC 2010)) survey data and background desk study.

1.1.3 The purpose of the Appraisal is to satisfy the requirements of the Scottish Planning Policy (SPP), identifying the likely presence of ecological receptors within or near the application site that could be subject to adverse effects arising from the proposed development.

1.1.4 The following ecological features have been considered:

• Statutory and non-statutory designated conservation areas;

• Local Biodiversity Action Plan (BAP) habitats;

• Areas of Ancient Woodland;

• Legally protected species;

• Species listed within section 2(4) of the Nature Conservation Act 2004; and

• Invasive species.

1.1.5 This report also seeks to identify any requirement for further specialist survey where the initial assessment cannot be relied upon to adequately determine presence or reliably infer absence of protected species/taxa. An indicative assessment of potential adverse effects is provided, although this is not a substitute for full Ecological Impact Assessment (CIEEM 2015).

1.1.6 Provisional mitigation and enhancement opportunities are also discussed, where appropriate.

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1.2 Background Information

1.2.1 The opening of the new Scottish Borders Railway line has provided an opportunity to deliver a range of mixed use residential and commercial development within the settlement of Tweedbank and its new railway station with the aim of contributing towards the wider regeneration of the area.

1.2.2 Scottish Borders Council and Borders Railway Blueprint have commissioned a design team to develop a Masterplan, which will become a consideration in the determination of any planning applications for the Lowood and Tweedbank areas. These developments are estimated to take approximately 10-15 years and the masterplan will provide a consistent guide and framework for developers over this time period.

1.3 Site Context

1.3.1 The area of detailed ecological study referred to as the site, comprises land to the north and east of the main urban area at Tweedbank. The land is divided by the railway line which runs east-west across the site, to the north of this is an area of designed parkland associated with the Lowood Estate. To the south of the railway line, the site includes an industrial estate as well as sports playing fields.

1.3.2 A section of the River Tweed Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI) lies within the site boundaries.

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2 METHODOLOGY

2.1 Desk Study

2.1.1 The desktop study was informed by review of existing available information provided by The Wildlife Information Centre (TWIC) and from available internet based resources for a 3 km search radius and from the sites central grid reference. OS and satellite mapping was also used to gain contextual habitat information.

2.1.2 Specific information was sought for:

• Statutory designated sites 1;

• Locally designated sites;

• Ancient woodland 2;

• Protected and priority species;

• Priority Habitats and Species 3;

• Local Biodiversity Action Plan (LBAP) priority habitats and species.

2.2 Extended Phase 1 Habitat Survey

2.2.1 Wardell Armstrong LLP carried out an Extended Phase 1 Habitat Survey of the site on and 19 th June 2017. The survey was carried out by an Ecologist from Wardell Armstrong LLP.

2.2.2 The survey broadly followed the ‘Extended Phase 1’ methodology (Institute of Environmental Assessment (IEA), 1995 and JNCC 2010) although as the scope of the survey is to inform the masterplanning process, the survey focussed on large scale habitat characterisation, rather than detailed searches for protected species signs.

2.2.3 Each of the main habitats were classified according to the relevant criteria including vegetation composition expressed according to the DAFOR 4 system. In addition to the mapping and description of habitats, incidental observations of protected and/or notable species and the potential for such species to occur on site (and in the

1 Locations provided by SNH Interactive Map http://www.snh.gov.uk/publications-data-and-research/snhi- information-service/map/ 2 As defined by Scottish Natural Heritage in their Inventory of Ancient Woodlands 3 As defined under Section 2(4) (Scotland) of the Nature Conservation (NC) Act 2004, which have superseded UK Biodiversity Action Plan lists. 4 D – Dominant, A – Abundant, F – Frequent, O- Occasional, R-Rare.

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surrounding landscape where relevant) were also recorded onto secure digital media for mapping and data collection.

2.2.4 Specific habitat features are mapped on Drawing ED12194/001 with appropriate reference numbers identifying waterbodies, buildings and trees of particular note.

2.3 Great Crested Newt – Environmental DNA (eDNA) Survey

2.3.1 In the absence of ‘conventional’ presence/absence survey methods, eDNA sampling was undertaken to confirm the presence/absence of GCN.

2.3.2 Water samples were collected on 14th June 2017 by a licenced Senior Ecologist from Wardell Armstrong. Sampling methods followed those set out in the Technical Advice Note, endorsed by Natural England and published by the Freshwater Habitats Trust (Biggs et al 2013). Sample kits were provided and the subsequent laboratory analysis was undertaken by Surescreen Scientifics .

2.3.3 Twenty c.30ml water samples were collected from the waterbody. Once collected the samples were mixed thoroughly. Fifteen millilitres of the sample water were then placed in to each of six conical sample tubes. The tubes were tightly sealed and shaken vigorously for 10 seconds, to mix the sample with the preservative. Each sample was labelled and stored in a refrigerator ready for courier collection and delivery to FERA. The laboratory report detailing the eDNA analysis is provided within Appendix 3.

2.4 Nomenclature

2.4.1 Vascular plant names follow ‘ New Flora of the British Isles’ (Stace 2010) with vernacular names as provided in the Botanical Society of the British Isles website (BSBI, 2013) 5. All other flora and fauna names following the National Biodiversity Network (NBN) Gateway (NBN, 2013). The common and scientific name of species/taxa is provided (if available) when first mentioned in the text, with only the vernacular name referred to thereafter.

2.5 Caveat

2.5.1 Ecological surveys are limited by factors that affect the presence of plants and animals such as time of year, weather, migration patterns and behaviour. The survey was undertaken in June and therefore represents a valid sample of ecological evidence

5 http://rbg-web2.rbge.org.uk/BSBI/intro.php

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present on that date/season. The report is not designed, nor is it required to present a complete inventory of fauna/fauna.

2.5.2 The absence of desk study records is not relied upon to determine absence of a particular species/habitat. Often, the absence of records is a result of under-recording within the given search area and as such the experience of the ecologist concerned together with a range of additional factors, in particular the presence/absence of potentially supporting habitat; is used to infer likely presence/absence of ecological receptors.

2.6 Quality Assurance & Environmental Management

2.6.1 The surveys and assessments have been overseen by and the report checked and verified by a member of CIEEM, whom is bound by its code of professional conduct. All surveys and assessments have been undertaken with reference to the recommendations given in British Standard BS 42020, and as stated within specialist guidance, as appropriate and referenced separately.

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3 RESULTS AND EVALUATION

3.1 Statutory and Non- Statutory Designated Sites

3.1.1 Desk study results for designated sites within a 3 km search radius are evaluated in Table 1, below.

3.1.2 Sites which are considered potentially sensitive to the development proposals by virtue of their supported species or habitat assemblages, the distance/ecological connectivity to the application site and the nature of the perceived impacts, are highlighted in bold text and are discussed in detail in the final sections of the report.

3.1.3 Sites for which potential adverse effects are not anticipated are excluded from further assessment.

Table 1: Designated Sites Evaluation. Site Name Reason for Designation Potential Adverse Effects and Status 6 River Tweed The Tweed represents sub-type 2 in the The river flows through the northern SAC and SSSI north-eastern part of its range. It is the part of the site. Direct and indirect most species-rich example, by far, of a impacts will need to be avoided by river with Ranunculus in Scotland. The any forthcoming development, and river has a high ecological diversity. River it is recommended that a buffer is Tweed supports a very large, high-quality maintained between any salmon Salmo salar population. This large development and the banks of the river system contains extensive water and river. Any risk of adverse effects riparian habitat suitable for otters Lutra should be discussed within an lutra . Sepcies of Lamprey are also present Appropriate Assessment. A range of Petromyzon marinus, Lampetra planeri indirect effects such as increases in and L. fluviatilis . visitor pressure to the European designated site will need to be considered. Avenel Hill Avenel Hill and Gorge is on a steep hillside The SSSI is c.1Km from the site and so and Gorge above the Allan Water. The SSSI will not be subject to any direct SSSI encompasses a range of upland habitats adverse effects. It is possible that with much of the site in a dynamic state of developments could indirectly succession. impact the SSSI in the absence of appropriate protective measures and mitigation.

6 SPA – Specially Protected Area, SAC – Special Area for Conservation, Ramsar – site designated under the Ramsar Convention, SSSI – Site of Special Scientific Interest, NNR – National Nature Reserve, LNR – Local Nature Reserve, LBS – Local Biodiversity Site, SWT – Scottish Wildlife Trust Site.

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Table 1: Designated Sites Evaluation. Site Name Reason for Designation Potential Adverse Effects and Status 6 Abbotsford Plantation woodland, burnsides and The LWS site is located at least 1.5 Km LBS unimproved grassland with breeding birds, distant from the site, and is upstream. an important Waxcap grassland Given this separation distance, no assemblage, locally rare plants & adverse impacts are predicted. invertebrates and protected mammals. Ellwynd Wood Ancient semi-natural woodland on river The LWS is separated from the site and Meadow banks with species-rich mesotrophic by the B6374 which (partly) defines LBS grassland include such species as Barn the northern extent of the study Owl Tyto alba , European Eel Anguilla area. anguilla , Atlantic Salmon Salmo salar , It is possible that developments Brown/Sea Trout Salmo trutta , Bluebell could indirectly impact the LWS in Hyacinthoides non-scripta , jawless fish the absence of appropriate Lampetra , European Otter Lutra lutra , protective measures and mitigation. Eurasian Badger Meles meles , Eurasian Red Squirrel Sciurus vulgaris. Cauldshiels No information available The site is located at least 3.4 Km Loch distant from the survey area, with no SWT obvious ecological connectivity. No negative impacts are predicted.

3.2 Habitats

3.2.1 All habitats within the survey area are described in Table 2, below, together with an indication of their NC s2(4)7 and within the Scottish Borders Local BAP 8. The table also provides an evaluation of the sensitivity of the habitats relative to the application proposals.

3.2.2 Habitats which are could be subject to adverse effects are indicated with bold text and are discussed in the latter sections of the report. Habitats for which potential adverse effects are not anticipated are excluded from further assessment.

3.2.3 The location and extent of habitats is shown on Drawing ED12194/001, Extended Phase 1 Habitat Survey Results.

7 Habitats listed under section 2(4) (Scotland) of the Nature Conservation (NC) Act 2004 as habitats of principal importance 8 https://www.scotborders.gov.uk/downloads/file/928/local_biodiversity_action_plan

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Table 2: Habitat Description and Evaluation Phase 1 Habitats NC s.2(4) LBAP Evaluation Semi-Natural Broadleaved Woodland V V No it is not Large stands of riparian woodland line the River Tweed on both banks with tree anticipated that the species including Alder Alnus glutinosa , Sycamore Acer pseudoplatinus , Oak habitats will be lost to the development. Quercus spp, Beech Fagus sylvatica , and Ash Fraxinus excelsior . The shrub layer is incomplete but includes Holly Ilex aquifolium , Elder Sambucus nigra and saplings of canopy species. Herb layer is rich in places with bluebell Hyacinthoides non-scripta , Moschatel Adoxa moschatellina , Ramsons Allium ursinum , Male fern Dryopteris filix-mas , Hairy brome Bromopsis ramose , Wood meadow-grass Poa nemoralis , Foxglove Digitalis purpurea , Dog’s mercury Mercurialis perennis , Nipplewort Lapsana communis . The woodland adjacent to the northern bank of the River Tweed was examined from the southern bank only. Semi Natural Mixed Woodland O O The Habitat holds Large areas of secondary mixed woodland are present within Well Park, negligible intrinsic associated with Lowood. Many mature and over mature (possibly veteran) ecological value specimens of Oak, Scot’s Pine Pinus sylvestris , Beech, Lime Tillia spp and sycamore are present. No direct access to the woodlands was gained although in places the understorey appeared to be sparse, with a discontinuous shrub layer and shaded/largely absent ground flora.

Broad-leaved Woodland Plantation O O The Habitat holds negligible intrinsic ecological value

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Table 2: Habitat Description and Evaluation Phase 1 Habitats NC s.2(4) LBAP Evaluation A small area of planted trees is present in association with the new Tweedbank station. A variety of tree species are present including oak, ash, hazel Corylus avellane and Scot’s pine. Mixed Woodland Plantation A recent woodland with a variety of species present as young trees/whips. Neutral grassland – Unimproved This habitat is present along the margins of the River Tweed and is a mosaic including stands of marginal, inundation and drier grassland communities. Species diversity is high, Common reed and reed canary grass and dominant in places, elsewhere there are stands of hemp agrimony, rosebay willowherb (in drier sections), frequent and occasional herbs include marsh valerian, Himalayan balsam Impatiens glandulifera , comfry Symphytum officinale , butterbur Petasites hybridus wood dock Rumex sanguinea , club rush spp Schoenoplectus spp, cow parsley, nipplewort, red and white campion Silene spp, cleavers Galium aparine , hogweed Heracleum sphondylium , meadowsweet Filipendula ulmaria , meadow buttercup Ranunculus acris, and garlic mustard Alliaria petiolata .

A separate stand of this habitat is present at Killie Holes in association with scattered hawthorn and elder scrub. The habitat here is coarse, unmanaged

grassland which is dominated by Cock’s-foot Dactylis glomerata , common couch Elymus repens, rough-stalked meadow-grass Poa trivialis , creeping bent Agrostis stolonifera , Yorkshire-fog Holcus lanatus , with scant herbs including crosswort Cruciata laevipes , germander speedwell Veronica chamaedrys , cleavers and

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Table 2: Habitat Description and Evaluation Phase 1 Habitats NC s.2(4) LBAP Evaluation creeping thistle. Stands of common nettle, rosebay willowherb and spear thistle are also present. Neutral Grassland – Semi-improved This habitat is present across large parts of the site mainly in association with the grazed parkland areas at Lowood. Species composition is variable but is in places rich, with meadows appearing to be old and indicative of traditional grazing/hay cutting management regimes. Elsewhere the habitat is relatively species poor with evidence of more intensive management and improvement. Abundant/dominant grasses include Yorkshire-fog, Perennial rye-grass Lolium perenne , crested dog’s-tail Cyanosaurus cristatus ; red fescue Festuca rubra , and sweet vernal grass Anthoxanthum odoratum . The parkland habitats at the Lowood estate also include mature stand trees including oak and beech Fagus sylvatica . Amenity Grassland O O The Habitat holds This habitat is present around the industrial park areas in the south and west of negligible intrinsic the site, and around the sports facilites. ecological value

Species include dominant perennial rye grass Lolium perenne , abundant common daisy Bellis perennis, white clover Trifolium repens , dandelion Taraxacum officinale .

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Table 2: Habitat Description and Evaluation Phase 1 Habitats NC s.2(4) LBAP Evaluation Running Water VVV VVV It is not anticipated The River Tweed runs through the site from west to east. The river is clear, of that the habitats will variable depth, with numerous riffles, pools, protruding rocks and gravel beds. be lost to the development. Aquatic vegetation and detailed river characteristics were not recorded as part However there may of this preliminary survey. be indirect adverse

impacts via pollution.

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3.3 Species

3.3.1 Recorded protected and/or invasive species from the field survey or evidence of the presence of protected or BAP species are described below.

Birds

3.3.2 All birds recorded during the survey are summarised in Table 3, below together with a preliminary assessment of potential adverse effects arising from the development. Species for which adverse effects are predicted are indicated in bold text and are discussed in more detail in the discussion section.

3.3.3 All nesting birds are discussed in the final section given the general legislative provisions relating to the protection of active nests.

Table 3: Bird Species Recorded Common Latin name Status 9 Supporting Habitat name Blackbird Turdus merula Yes – woodland, shrub nesting habitat and grassland foraging habitat Blackcap Sylvia atricapilla Yes – woodland nesting and foraging habitat Blue tit Cyanistes Yes – woodland nesting and foraging habitat caeruleus Bullfinch Pyrrhula pyrrhula RL Yes – woodland nesting and foraging habitat Carrion crow Corvus corone Yes – woodland nesting and foraging habitat Chaffinch Fringilla coelebs Yes – woodland nesting and foraging habitat Chiffchaff Phylloscopus Yes – woodland nesting and foraging habitat collybita Common Buteo buteo Yes – woodland nesting and open foraging habitats Buzzard Dipper Cinclus cinclus Yes – River Tweed and margins provide breeding and foraging habitat. Dunnock Prunella AL, Yes – woodland and shrub nesting and foraging habitat modularis s.2(4) Goldcrest Regulus regulus Yes – woodland nesting and foraging habitat Great tit Parus major Yes – woodland nesting and foraging habitat Greenfinch Chloris chloris Yes – woodland nesting and foraging habitat Green Picus viridis Yes – woodland nesting and foraging habitat Woodpecker Grey Heron Ardea cinerea Yes – River Tweed and margins provide foraging habitat.

9 S1 – Schedule 1 Wildlife and Countryside Act, RL - Birds of Conservation Concern ‘red list’, AL - Birds of Conservation Concern ‘amber list’, s.2(4)- species listed under section 2(4) of the NC Act as species of principal importance

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Table 3: Bird Species Recorded Common Latin name Status 9 Supporting Habitat name Grey Wagtail Motacilla cinerea Yes – River Tweed and margins provide breeding and foraging habitat. Jackdaw Corvus monedula Yes – woodland and building nesting habitat Kingfisher Alcedo atthis S1, Yes – River Tweed and margins provide breeding and s.2(4) foraging habitat. Mallard Anas Yes – River Tweed and margins provide breeding and platyrhynchos foraging habitat. Nuthatch Sitta europaea Yes – woodland nesting and foraging habitat Oystercatcher Haematopus Yes – River Tweed and margins provide foraging habitat. ostralegus Robin Erithacus rubecula Yes – woodland and shrub nesting and grassland foraging habitat Sand Martin Riparia riparia Yes – River Tweed and margins provide breeding and foraging habitat. Song Thrush Turdus philomelos RL,s.2(4) Yes – woodland and shrub nesting and grassland foraging habitat. Willow Phylloscopus RL, S2(4) Yes – woodland and shrub nesting and grassland foraging Warbler trochilus habitat. Woodpigeon Columba Yes – woodland and building nesting habitat palumbus Wren Troglodytes Yes – woodland and shrub nesting and foraging habitat troglodytes

Bats

3.3.4 The site contains many buildings with potential bat roost features, especially those associated with Lowood and the gatehouse. Industrial premises in the south and west of the site are generally of negligible or low potential to support roosting bats.

3.3.5 There many mature trees along the banks of the River Tweed and within the Lowood parkland areas which have suitable decay and cavity features, and are hence suitable bat roosting habitats. Melrose Bridge is also potentially suitable for roosting bats, with cavity features noted in the external masonary.

3.3.6 There are high quality foraging and commuting habitats associated with the river corridor and the parkland at Lowood house.

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Invasive Plants

3.4.1 Himalayan Balsam was recorded in various locations along the southern bank of the River Tweed, it is possible that this species also occurs along the northern margins of the river.

3.5 Ecological Evaluation

3.5.1 Protected, UK & Local Biodiversity Action Plan species are evaluated in order to identify potential adverse effects in Table 4 below, based on the desk study records, presence extent and viability of supporting habitat, and ecological connectivity.

3.5.2 Species for which adverse effects are predicted are indicated in bold text and are discussed in more detail in the discussion section. Species/taxa for which potential adverse effects are not anticipated are excluded from further assessment.

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Table 4: Species Evaluation Receptor(Species/taxa) Desk Study record? Status 10 Supporting Habitat Present? Evaluation Bats Chiroptera Chiroptera Spp. EPS, WCA, Yes – extensive foraging and roosting Loss or modification of mature trees, or Pipistrellus spp. s.2(4) habitat on site, especially associated buildings could result in impacts to bat Common Pipistrelle with the River Tweed and surrounding roosts if present. River Tweed corridor Pipistrellus pipistrellus woodlands/parkland. and associated woodlands are likely to Soprano Pipistrelle be of highest value to foraging bats Pipistrellus pygmaeus which could be adversely impacted by Brown Long-eared Bat disturbance or loss, in the absence of Plecotus auritus mitigation. Noctule Nyctalus noctula Daubenton’s bat Myotis Daubntonii Whiskered/ Brandt’s Bat Myotis mystacinus/brandtii Natterer's Bat Myotis nattereri Myotis spp . Badger Meles meles VVV BA Yes – woodland habitats are suitable Potential foraging and sett creation for sett creation, grassland habitats habitat may be impacted by are suitable for foraging. development works, in the absence of mitigation. Brown Hare Lepus europaeus VVV s.41 None N/a

10 EPS – European Protected Species, WCA – Wildlife and Countryside Act, A1 – Annex 1 (Birds Directive), BA – Protection of Badgers Act, s.2(4)- species listed under section 2(4) of the NC Act as species of principal importance

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Table 4: Species Evaluation Receptor(Species/taxa) Desk Study record? Status 10 Supporting Habitat Present? Evaluation European Hedgehog Erinaceus VVV s.2(4) Yes – Woodland and grassland Potential habitat may be impacted by europaeus habitats are suitable. the proposed works, in the absence of mitigation. Eurasian Red Squirrel Sciurus vulgaris VVV s.2(4) Yes – Woodland habitats are suitable. Loss or disturbance of mature woodlands could have adverse impacts to this species, in the absence of mitigation. Dormouse Muscardinus avellanarius O EPS, WCA, None – habitats lie outwith the known N/a s.2(4) breeding range. Otter Lutra lutra VVV EPS, WCA, Yes – The River Tweed is suitable Foraging, breeding and commuting s.2(4) commuting and foraging habitat habitat may have indirect negative impacts through pollution without mitigation. Water Vole Arvicola amphibia OOO WCA, s.2(4) Yes – as above As above Reptiles O WCA, s.2(4) Yes – the established grassland habitats Potential for incidental harm and across the site could support loss/displacement of populations in the widespread reptiles. Grass snake absence of mitigation. Natrix natrix in particular is anticipated to be present, in association with the River Tweed corridor. Great Crested Newt Triturus cristatus O EPS, WCA, Yes – an open drain runs through the An eDNA sample was taken from two s.2(4) site, the drain contains flowing water ponds on/within 500m of the site. The but has one section where it is still. results were negative, confirming likley absence of GCN.

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Table 4: Species Evaluation Receptor(Species/taxa) Desk Study record? Status 10 Supporting Habitat Present? Evaluation Common Toad Bufo bufo O s.2(4) As above No – the species is common and widespread. The site is not considered likely to support significant populations. White-clawed Crayfish O EPS, WCA, Yes – The River Tweed. The northern most known supporting Austropotamobius pallipes s.2(4) river is the River Aln south of the river Tweed. It is therefore considered that the species is unlikely present onsite. Terrestrial Invertebrates A wide range of Various. Yes – Established woodland, older The loss of habitats could have an invertebrate species trees with ‘veteran’ characteristics, adverse impact on local invertebrate associated with a range of established grassland and riparian populations, depending upon the terrestrial habitats habitats associated with the River location and scale, relative to key Tweed. habitats, in the absence of mitigation. Birds A wide range of BoCC and s.2(4), WCA Yes – Limited foraging and breeding Yes – some albeit limited breeding Red List species and WCA BoCC habitat in fragments of woodland habitat may be lost/disturbed by Schedule listed species along the river corridor and in amenity proposals. Foraging habitat may also be including: planted trees and shrubs. Some lost. Goshawk building may also provide breeding Kingfisher opportunities. Greylag Goose Scaup Goldeneye Whooper Swan Merlin Peregrine Brambling

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Table 4: Species Evaluation Receptor(Species/taxa) Desk Study record? Status 10 Supporting Habitat Present? Evaluation Bar-tailed Godwit Common Crossbill Osprey Golden Plover Greenshank Greensandpiper Redwing Fieldfare Barn Owl Protected Plant Species None WCA, s.2(4) Established woodland and grassland Loss of key habitats could result in habitats could support losses of notable species in the absence protected/notable species of mitigation.

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4 DISCUSSION AND RECOMMENDATIONS

4.1 Sensitive Receptors

4.1.1 The following designated sites, habitats and species (receptors) have been evaluated as being subject to potential adverse effects:

• Nesting birds (general).

4.1.2 The nature of potential effects, requirements for further surveys, and proposed mitigation/compensation are discussed below for each of the identified potential constraints.

Designated Sites - River Tweed SAC and SSSI, Ellwynd Wood and Meadow LBS

4.1.3 The River Tweed SAC and SSSI, Avenel Hill and Gorge SSSI, and Ellwynd Wood and Meadow LBS are all potentially subject to adverse effects in the absence of mitigation, either due to their close proximity to the likely location of development, or by hydrological linkages.

4.1.4 Negative effects such as pollution during the construction phase are possible in the absence of suitable controls therefore, it is considered that the LPA may require protective measures to be designed to ensure no adverse effect, via transfer of pollutants or sediment. It is recommended that the development proceeds in accordance with the Environment Agency advice note: ‘Pollution Prevention Guidelines PPG5’. (Refer to Appendix 3 for the EA Guidance PPG5 document).

Bats

4.1.5 The desk study returned records of bats within 3 km of site, including records of common pipistrelle, soprano pipistrelle, brown long-eared bat, noctule, Daubenton’s bat, whiskered/ Brandt’s bat, Natterer's Bat, Myotis spp . The site contains many trees as well as some buildings which are suitable for roosting bats.

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4.1.6 If the buildings on site are to be demolished or mature trees are required to be removed or pruned bat surveys would be required in advance of the associated planning submissions in order to confirm the presence or absence of roosts. In the event that roosts are identified, a licence from Scottish Natural Heritage would be required prior to the onset of works. If required, roost surveys should be undertaken during the period May – August (inclusive).

4.1.7 Similarly, it is considered that habitats on site associated with woodland, parkland and running water are also suitable for foraging bats. These habitats may be directly lost, to accommodate the development proposals, and/or indirectly impacted by disturbance effects such as light spill. It will therefore be necessary to undertake surveys to establish levels of site use by bats, and to identify key habitat areas and linkages, so that these can be considered during the design proposals. Indirect effects through lightspill of adjacent habitats should also be informed by the surveys with lighting infrastructure designed and located in accordance with Bat Conservation Trust’s (BCT) ‘Good Practice Guidelines’ (Collins 2016).

Badger

4.1.8 The site contains suitable habitats for foraging and sett creation (i.e. scrub, grassland and woodland). Detailed badger surveys would be required in order to contribute towards site design. Areas of woodland and grassland, with appropriate linkages between will need to be considered in addition to adverse effects such as road collisions arising from future development.

European hedgehog

4.1.9 It is recommended that suitable habitat is retained wherever possible (woodland) with suitable habitat linkages between areas of greenspace. Any temporary loss of suitable habitat during the construction phase should be compensated for with a planting scheme within the proposed planning plan. Additional surveys are not required for this species.

Red Squirrel

4.1.10 The site contains suitable habitats for this species (mixed and broad-leaved woodland). Detailed surveys would be required in order to determine the presence/absence of this species, involving searching for dreys and platforms. If

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present a licence from SNH will be required prior to any disturbance or removal of dreys. The survey results will also contribute towards good site design with appropriate linkages between woodland blocks retained/enhanced.

Otter and Water Vole

4.1.11 The desk study identifies otter are present within habitats connected to the site by the River Tweed. Suitable supporting habitat (River Tweed) is present on site. The river banks and margins could support otter holt and are viable for commuting and foraging otter.

4.1.12 No safe access was available to confirm whether otter holts were present/absent along the river banks. In the event that otter holt(s) is present, a buffer is recommended to prevent physical damage and it is considered that temporary disturbance during construction would be very unlikely to result in abandonment. In the event that suitable buffers cannot be maintained between the development area and the River Tweed, additional surveys would be required to establish the presence and location of holts etc.

4.1.13 Similarly, for water vole, in the event that the banks of the River Tweed are to be impacted, either directly, or via disturbance from adjacent construction works or post construction activities; surveys of the river banks would be required in order to identify the presence of populations and to consider relevant protective measures.

Terrestrial Invertebrates

4.1.14 The habitats associated with the River Tweed corridor as well as established woodland and parkland habitats on site could support locally notable populations of invertebrates. In the absence of mitigation, such populations would be adversely impacted by habitat losses. It is therefore recommended that a scoping survey is undertaken by an entomologist to identify key habitats and the likelihood of notable species. Further, specialist surveys may be required depending upon the outcome of preliminary surveys, to further inform the masterplanning process.

Protected and Notable Plant Species

4.1.15 Given the presence of large areas of semi-natural habitats on site, especially those associated with the River Tweed corridor as well as established woodland, meadow

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and parkland areas on site; it is recommended that phase II National Vegetation Classification (NVC) surveys are undertaken in order to classify the plant communities in detail and to establish the presence of notable species.

Breeding Birds

4.1.16 Given the presence of large areas of semi-natural habitats on site, especially those associated with the River Tweed corridor as well as established woodland, meadow and parkland areas on site; it is recommended that Breeding Bird Surveys are undertaken in order to classify bird assemblages present and to establish the presence of notable species. At least four surveys should be undertaken during the period March – August (inclusive) using experienced observers. Survey methods should follow standard Common Bird Census (CBC) Gilbert et al. 1998 protocols with indicative terry and distribution maps provided in order to inform the masterplanning process.

Nesting Birds

4.1.17 Due to the presence of nesting bird species onsite it is recommended that any forthcoming habitat clearance works are undertaken outside of the usual bird breeding season (normally taken to be March – August inclusive). If such timescales cannot be accommodated, a check for the presence of active nests, and nesting birds should be undertaken by a suitably qualified ecologist prior to the commencement of works. Any active nests should be identified and protected subject to the relevant legal provisions until the nesting attempt is complete.

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5 REFERENCES

Botanical Society of the British Isles (2013) Online atlas of the British and Irish Flora http://www.brc.ac.uk/plantatlas/index.php?q=title_page

Institute of Environmental Assessment, Guidelines for Baseline Ecological Assessment (1995).

Institute of Ecological and Environmental Management. (2012). Guidelines for Preliminary Ecological Appraisal.

JNCC, Handbook for Phase 1 habitat survey: A technique for environmental audit (2007), English Field Unit, Nature Conservancy Council.

National Biodiversity Network (2013) NBN Gateway http://data.nbn.org.uk/

Stace. C. A, ‘ New Flora of the British Isles’ (2010), Cambridge University Press.

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Appendix 1 Legislation and Policy Summary

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Appendix 1 – Legislation and Policy Summary

Legislation for Habitats/Sites

Designated Site/Habitat Status Ramsar Sites are wetlands of international importance designated following Ramsar Sites The Ramsar Convention. RAMSAR sites have the same level of protection as SSSIs under the Wildlife and Countryside Act 1981 (as amended). SPAs are classified in accordance with Article 4 of the EC Directive on the Conservation of Wild Birds (79/409/EEC), the Birds Directive. They are they seek to protect the habitats of rare and vulnerable birds, listed in Annex I of SPA (Special Protection Areas) the Birds Directive, and for regularly occurring migratory species. The Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010 implement the Birds Directive in the UK. SACs are strictly protected areas which represent typical European Union of habitats and (non-bird) species listed in Annexes I and II of the EC Habitats SAC (Special Areas for Conservation) Directive. The Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010 implement the Habitats Directive in the UK. SSSIs protect the best examples of the UK's flora, fauna, or geological or physiographical features. Originally notified under the National Parks and Access to the Countryside Act 1949, SSSIs were renotified under the Wildlife SSSI (Sites of Special Scientific Interest) and Countryside Act 1981 (as amended). Modified provisions for the protection and management of SSSIs were introduced by the Countryside and Rights of Way Act 2000. NNRs are examples of some of the most important natural and semi-natural terrestrial and coastal ecosystems in Great Britain. NNRs are declared by the statutory country conservation agencies under the National Parks and NNR (National Nature Reserves) Access to the Countryside Act 1949 and the Wildlife and Countryside Act 1981 (as amended). Legal protection of NNRs is provided under The Wildlife and Countryside Act 1981 (as amended). All hedgerows are protected by the Hedgerows Regulations 1997, under which it is an offence to remove or destroy certain hedgerows without Hedgerows planning consent or permission from the Local Planning Authority. These regulations do not apply to any hedgerow within the curtilage of, or marking the boundary of the curtilage of, a dwelling house. Designated by the National Parks and Access to the Countryside Act 1949, LNRs may be declared for nature conservation by local authorities after LNR (Local Nature Reserves) consultation with the relevant statutory nature conservation agency. Legal protection of LNRs is provided under The Wildlife and Countryside Act 1981 (as amended).

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Legislation for Species

Species Legal Status European Legislation Creeping Marshwort, Early Gentian, Fen Under the Conservation of Habitats and Species Regulations 2010 (and as Orchid, Floating-leaved Water Plantain, amended), it is illegal to deliberately pick, collect, uproot or destroy any Killarney Fern, Lady’s Slipper, Shore Dock, such species. Slender Naiad, Yellow Marsh Saxifrage These animals and their breeding sites or resting places are protected under Regulation 41 of the Conservation of Habitats and Species Regulations 2010 (and as amended), which makes it illegal to: • Deliberately capture, injure or kill any such animal or to deliberately take or destroy their eggs; • Deliberately disturb 11 such an animal; and • Damage or destroy a breeding site or resting place of such an animal.

European Protected Species (EPS) licenses can be granted by Scottish Natural Heritage in respect of development to permit activities that would otherwise be unlawful under the Conservation Regulations, providing that Bats, Dormouse, Otter, Wild Cat, Great the following 3 tests (set out in the EC Habitats Directive) are passed, Crested Newt, Natterjack Toad, Sand namely: Lizard, Smooth Snake, Large Blue Butterfly • The development is for reasons of overriding public interest; • There is no satisfactory alternative; and • The favourable conservation status of the species concerned will be maintained and/or enhanced.

Under Regulation 9(5) of the Conservation Regulations, Planning Authorities have a duty to ‘have regard to the requirements of the EC Habitats Directive’ i.e. LPA’s must consider the above 3 ‘tests’ when determining whether Planning Permission should be granted for developments likely to cause an offence under the Conservation Regulations. Domestic (UK) Legislations These animals receive full protection under the Wildlife and Countryside Act Bats, Dormouse, Great Crested Newt, 1981 (and as amended), which makes it illegal (subject to certain Heath Fritillary, High Brown Fritillary, Large exceptions) to: Blue, Marsh Fritillary, Natterjack Toad, • Intentionally kill, injure or take any such animal; Pine Martin, Otter, Red Squirrel, Sand • Intentionally or recklessly damage, destroy or obstruct any place used Lizard, Smooth Snake, Swallowtail, Water for shelter or protection by any such animal; and Vole, Wildcat • Intentionally or recklessly disturb such animals while they occupy a place used for shelter or protection.

1.1.1 11 Under the Conservation Regulations, disturbance of protected animals includes in particular any disturbance which is likely to: (i) impair their ability to survive, breed or reproduce, or to rear or nurture their young or to hibernate or migrate; (ii) significantly affect the local distribution or abundance of the species in question.

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Species Legal Status These animals receive partial protection under The Wildlife and Countryside Adder, Common Lizard, Grass Snake, Slow Act 1981 (as amended by the Countryside and Rights of Way Act 2000), Worm, White-clawed Crayfish which provide protection against intentional killing or injury of any such animal. All wild birds (as defined by the act) are protected under the Wildlife and Countryside Act 1981 (and as amended), which makes it illegal (subject to Nesting Birds exceptions) to: • Intentionally kill, injure or take any wild bird; • Take, damage or destroy the nest (whilst being built or in use) or eggs of any wild bird. Additional protection is provided to birds listed on Schedule 1 of the Wildlife and Countryside Act 1981 (and as amended). In addition to the offences WCA Schedule 1 listed Birds detailed above relating to all wild birds, it is illegal to: • Intentionally or recklessly disturb any bird listed on Schedule 1, or their dependent young while nesting. The Protection of Badgers Act 1992 makes it illegal to wilfully kill or injure a Badger, or attempt to do so and to intentionally or recklessly interfere with a Badger sett. This includes: • damaging or destroying an active sett; Badgers • obstructing access to a sett; and • disturbing a Badger while it is occupying a sett.

Licences can be granted to permit sett closure and/or disturbance between July and November inclusive (i.e. outside the sow pregnancy/birth period). The Wild Mammals (Protection) Act 1996 provides legal protection to all wild mammals (as defined by the act) against the following actions: Wild Mammals mutilate, kick, beat, nail, or otherwise impale, stab, burn, stone, drown, crush, drag or asphyxiate any wild mammal with intent to inflict unnecessary suffering. Invasive Species Certain species of plants and animals that do not naturally occur in Great Britain have become established in the wild and represent a threat to the WCA Schedule 9 listed animals (Part 1) and natural fauna and flora. Section 14 of the Wildlife & Countryside Act plants (part 2) prohibits the release of any animal species that are:

“not ordinarily resident in and is not a regular visitor to Great Britain in a wild state ”

Scottish Planning Policy 2014 The following has been taken from the ‘A Natural, Resilient Place’ section of the Scottish Planning Policy 2014, and is relevant to the development:

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Policy Principles 194. The planning system should: • facilitate positive change while maintaining and enhancing distinctive landscape character; • conserve and enhance protected sites and species, taking account of the need to maintain healthy ecosystems and work with the natural processes which provide important services to communities; • promote protection and improvement of the water environment, including rivers, lochs, estuaries, wetlands, coastal waters and groundwater, in a sustainable and co-ordinated way; • seek to protect soils from damage such as erosion or compaction; • protect and enhance ancient semi-natural woodland as an important and irreplaceable resource, together with other native or long-established woods, hedgerows and individual trees with high nature conservation or landscape value; • seek benefits for biodiversity from new development where possible, including the restoration of degraded habitats and the avoidance of further fragmentation or isolation of habitats; and • support opportunities for enjoying and learning about the natural environment.

Delivery 195. Planning authorities, and all public bodies, have a duty under the Nature Conservation (Scotland) Act 2004 to further the conservation of biodiversity. This duty must be reflected in development plans and development management decisions. They also have a duty under the Water Environment and Water Services (Scotland) Act 2003 to protect and improve Scotland’s water environment. The Scottish Government expects public bodies to apply the Principles for Sustainable Land Use, as set out in the Land Use Strategy, when taking significant decisions affecting the use of land.

Development Plans 196. International, national and locally designated areas and sites should be identified and afforded the appropriate level of protection in development plans. Reasons for local designation should be clearly explained and their function and continuing relevance considered when preparing plans. Buffer zones should not be established around areas designated for their natural heritage importance. Plans should set out the factors which will be taken into account in development management. The level of protection

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given to local designations should not be as high as that given to international or national designations.

Protected Species 214. The presence (or potential presence) of a legally protected species is an important consideration in decisions on planning applications. If there is evidence to suggest that a protected species is present on site or may be affected by a proposed development, steps must be taken to establish their presence. The level of protection afforded by legislation must be factored into the planning and design of the development and any impacts must be fully considered prior to the determination of the application. Certain activities – for example those involving European Protected Species as specified in the Conservation (Natural Habitats, &c.) Regulations 1994 and wild birds, protected animals and plants under the Wildlife and Countryside Act 1981 – may only be undertaken under licence. Following the introduction of the Wildlife and Natural Environment (Scotland) Act 2011, Scottish Natural Heritage is now responsible for the majority of wildlife licensing in Scotland.

Woodland 216. Ancient semi-natural woodland is an irreplaceable resource and, along with other woodlands, hedgerows and individual trees, especially veteran trees of high nature conservation and landscape value, should be protected from adverse impacts resulting from development. Tree Preservation Orders 12 can be used to protect individual trees and groups of trees considered important for amenity or their cultural or historic interest. 217. Where appropriate, planning authorities should seek opportunities to create new woodland and plant native trees in association with development. If a development would result in the severing or impairment of connectivity between important woodland habitats, workable mitigation measures should be identified and implemented, preferably linked to a wider green network (see also the section on green infrastructure). 218. The Scottish Government’s Control of Woodland Removal Policy 13 includes a presumption in favour of protecting woodland. Removal should only be permitted

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where it would achieve significant and clearly defined additional public benefits. Where woodland is removed in association with development, developers will generally be expected to provide compensatory planting. The criteria for determining the acceptability of woodland removal and further information on the implementation of the policy is explained in the Control of Woodland Removal Policy, and this should be taken into account when preparing development plans and determining planning applications.

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Appendix 2 Great Crested Newt eDNA Analysis Results

Folio No: E1174 Report No: 1 Order No: - Client: WARDELL ARMSTRONG Contact: Jamie Ingram Contact Details: jingram@wardell- armstrong.com Date: 22/06/2017

TECHNICAL REPORT

ANALYSIS OF ENVIRONMENTAL DNA IN POND WATER FOR THE DETECTION OF GREAT CRESTED NEWTS

Date sample received at Laboratory: 16/06/2017 Date Reported: 22/06/2017 Matters Affecting Results: None

RESULTS Lab Sample Site Name O/S Reference SIC DC IC Result Positive No. Replicates

32347 Tweed Bank NT 52485 Pass Pass Pass Negative 0 P2 35050

32346 Galashiels 1 NT 48810 Pass Pass Pass Negative 0 36373

32345 Tweed Bank NT51728 Pass Pass Pass Negative 0 P1 34555

SUMMARY

When Great Crested Newts (GCN); Triturus cristatus inhabit a pond, they deposit traces of their DNA in the water as evidence of their presence. By sampling the water, we can analyse these small environmental DNA (eDNA) traces to confirm GCN habitation, or establish GCN absence.

The water samples detailed below were submitted for eDNA analysis to the protocol stated in DEFRA WC1067 (Latest Amendments). Details on the sample submission form were used as the

Forensic Scientists and Consultant Engineers SureScreen Scientifics Division Ltd, Morley Retreat, Church Lane, Morley, Derbyshire, DE7 6DE UK Tel: +44 (0)1332 292003 Email: [email protected] Company Registration No. 08950940 | 1 unique sample identity.

RESULTS INTERPRETATION

Lab Sample No.- When a kit is made it is given a unique sample number. When the pond samples have been taken and the kit has been received back in to the laboratory, this sample number is tracked throughout the laboratory.

Site Name- Information on the pond.

O/S Reference – Location/co-ordinates of pond.

SIC- Sample Integrity Check. Refers to quality of packaging, absence of tube leakage, suitability of sample (not too much mud or weed etc.) and absence of any factors that could potentially lead to results errors. Inspection upon receipt of sample at the laboratory. To check if the Sample is of adequate integrity when received. Pass or Fail.

DC- Degradation Check. Analysis of the spiked DNA marker to see if there has been degradation of the kit since made in the laboratory to sampling to analysis. Pass or Fail.

IC- Inhibition Check- PCR inhibitors can cause false results. Inhibitors are analysed to check the quality of the result. Every effort is made to clean the sample pre-analysis however some inhibitors cannot be extracted. An unacceptable inhibition check will cause an indeterminate sample and must be sampled again.

Result- NEGATIVE means that GCN eDNA was not detected or is below the threshold detection level and the test result should be considered as no evidence of GCN presence. POSITIVE means that GCN eDNA was found at or above the threshold level and the presence of GCN at this location at the time of sampling or in the recent past is confirmed. Positive or Negative.

Positive Replicates- To generate the results all of the tubes from each pond are combined to produce one eDNA extract. Then twelve separate analyses are undertaken. If one or more of these analyses are positive the pond is declared positive for the presence of GCN. It may be assumed that small fractions of positive analyses suggest low level presence but this cannot currently be used for population studies. In accordance with Natural England protocol, even a score of 1/12 is declared positive.

METHODOLOGY

The laboratory testing adheres to strict guidelines laid down in WC1067 Analytical and Methodological Development for Improved Surveillance of The Great Crested Newt, Version 1.1

The analysis is conducted in two phases. The sample first goes through an extraction process where all six tubes are pooled together to acquire as much eDNA as possible. The pooled sample is then tested via real time PCR (also called q-PCR). This process amplifies select part of DNA allowing it to be detected and measured in ‘real time’ as the analytical process develops. qPCR combines PCR amplification and detection into a single step. This eliminates the need to detect products using gel electrophoresis. With qPCR, fluorescent dyes specific to the target sequence are used to label PCR products during thermal cycling. The accumulation of fluorescent signals during the exponential phase of the reaction is measured for fast and objective data analysis. The point at which amplification begins (the Ct value) is an indicator of the quality of the sample. True positive controls, negatives and blanks as well as spiked synthetic DNA are included in every analysis and these have to be correct before any result is declared so they act as additional quality control measures.

The primers used in this process are specific to a part of mitochondrial DNA only found in GCN ensuring no DNA from other species present in the water is amplified. The unique sequence appropriate for GCN analysis is quoted in DEFRA WC 1067 and means there should be no detection of closely related species. We have tested our system exhaustively to ensure this is the case in

Analysis of eDNA requires scrupulous attention to detail to prevent risk of contamination. Kits are manufactured by SureScreen Scientifics to strict quality procedures in a separate building and with separate staff, adopting best practice from WC1067 and WC1067 Appendix 5. Kits contain a ‘spiked’ DNA marker used as a quality control tracer (SureScreen patent pending) to ensure any DNA contained in the sampled water has not deteriorated in transit. Stages of the DNA analysis are also conducted in different buildings at our premises for added

SureScreen Scientifics Ltd also participate in Natural England’s proficiency testing scheme and we also carry out inter-laboratory checks on accuracy of results as part of our quality procedures.

Reported by: Troy Whyte Approved by: Derry Hickman

End Of Report

DRAWINGS

ED12118/001 AUGUST 2017

SCOTTISH BORDERS COUNCIL GALASHIELS, SCOTTISH BORDERS PRELIMINARY ECOLOGICAL APPRAISAL

ED12194/001 August 2017

Chapter 13: Proposed Utility Servicing Strategy by KJ Tait

SCOTTISH BORDERS COUNCIL

TWEEDBANK MASTERPLAN

TWEEDBANK

PROPOSED UTILITY SERVICING STRATEGY

Issue 01

Document History

ISSUE DATE DETAILS BY CHKD 01 09 June 2017 First Issue for Information KR SR

Scottish Borders Council Tweedbank Masterplan Tweedbank

C O N T E N T S

EXECUTIVE SUMMARY

1.0 TERMS OF REFERENCE

2.0 INTRODUCTION

3.0 PROPOSED UTILITY SERVICING STRATEGY

3.1 Electricity 3.2 Gas 3.3 Water 3.4 Telecoms – Openreach BT 3.5 Telecoms – Others 3.6 Ancillary Services

APPENDICES

1.0 - Development Zone Plan 2.0 - Tweedbank - Melrose 11kV Cable Ring 3.0 - Anticipated Additional Substation Requirements 4.0 - Openreach BT Underground Duct Infrastructure 5.0 - Vodafone Underground Duct and Fibre Network Infrastructure

Scottish Borders Council Tweedbank Masterplan Tweedbank

EXECUTIVE SUMMARY

The proposed utility servicing strategy for the Tweedbank masterplan development is summarised below:

Electricity

In order to assess the anticipated electricity demand of the proposed development sites, we have applied BSRIA rule of thumb electrical loads to the various buildings. Our load study shows a total of 5MVA of new load. This is based on estimated diversified loads at each site identified for development.

The rated capacity of the Tweedbank – Melrose 11kV ring is 6MVA and its current maximum load is 5MVA. It is anticipated that this will be inadequate for the anticipated eventual load at Tweedbank.

The limited available capacity on the Tweedbank/Melrose 11kV ring will require early intervention to establish a solution to the issues outlined in this study and allow network reinforcement works to be carried out in line with the proposed timescales of the development.

The initial stage of the development up to 1000kVA load can be connected to the existing 11kV electrical infrastructure. Costs will depend on which sections this stage will incorporate:

 Developing any of Phases A, B and C north of the railway line at the initial stage would require a significant infrastructure extension to the existing 11kV network within Tweedbank and a budget cost of £100k should be allowed for this plus an additional £60k for each phase to establish a substation although there may be some scope for rationalisation with regard to the number of substations required.

 Developing phases D, E and F initially would be less expensive because of the proximity to the existing Tweedbank 11kV infrastructure but a budget cost of £60k should be allowed for each phase to establish a substation although there may be some rationalisation with regard to the number of substations required.

Once the capacity required for the new Tweedbank Development reaches 1000kVA a new 11kV network ring will be required to be established out of Netherdale Primary Substation. This may prove problematical because of the geography and the difficulty crossing the Tweed at this location. Provision of this new 11kV network ring is budgeted at £400k and will require at least 18 months to design and construct.

It may be necessary to establish a new Primary Substation in the Tweedbank area depending on final loads or other developments in the wider area. The budget cost for this is £4m. This may be considered as an alternative to a new 11kV ring out of Netherdale Primary substation but the high cost and potential future load growth would require careful consideration before this option was implemented. In this case the costs attributable to the Tweedbank Development would be a charged on a pro rata £/kVA basis.

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Gas

To assess the anticipated natural gas demand of the proposed development sites we have applied rule of thumb calculations, standard mechanical engineering design principals and utilised previous utility project experience.

Our study provides estimated “un-diversified” loads for each site identified as part of the overall masterplan development. The study makes no allowance for any existing loads currently on the Tweedbank site.

SGN have reviewed the load assessment and provided a brief written confirmation of any required reinforcement works.

Currently we have no budget cost figures for any proposed gas works. We have however opened dialogue with a national Multi-Utility company to try and obtain an initial budget quotation.

Water

To assess the anticipated water demand of the proposed development sites we have applied rule of thumb calculations, standard mechanical engineering design principals and utilised previous utility project experience.

Load estimations have been passed to Goodsons Associates to enable a “Pre Development Enquiry” to be raised with Scottish Water.

Currently we have no budget cost figures for any proposed water works. We have however opened dialogue with a national Multi-Utility company to try and obtain an initial budget quotation.

Telecommunications

 There is extensive Openreach BT underground duct infrastructure serving all properties within the town. Openreach have a license obligation to provide service to any new customer requiring a connection and developers are not normally charged for this provision of service.

 As Openreach BT will not consider new developments until planning permission is granted and site plans of each individual development are available for them to plan their network, no further proposals for new services will be available, however, all new ducts will be free issue to the developers and the area is well serviced.

 New Openreach BT infrastructure will require to be extended to serve the Lowood development Zones A, B, C & D

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 It is likely some local network diversions and alterations will be required to suit the final development zones E & F site plans where existing building and roads are redeveloped.

 We have also carried out an availability check on fibre optic broadband and high speed fibre broadband is available via BT within Tweedbank.

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1.0 TERMS OF REFERENCE

K J Tait Engineers were appointed by Turner & Townsend as part of the Tweedbank Masterplan team to appraise the feasibility of serving the future redevelopment and expansion of Tweedbank town centre and propose an outline utility strategy for the redevelopment.

As part of our enquiries KJ Tait Engineers have contacted the various utility services providers in order to ascertain available capacities, or restrictions together with high level budget costs for servicing the development areas along with any possible diversions required.

2.0 INTRODUCTION

This report will summarise the proposed gas, water, electricity and telecommunications utility strategy for servicing the masterplan development areas and will highlight any possible issues relating to the proposed development including diversions etc. Underground foul and surface water drainage services are not covered within our scope and reference should be made to the Civil Engineers report for details.

KJ Tait Engineers have approached the various utility asset owners and lodged enquiries with Scottish Power, SGN, Scottish Water and Openreach BT regarding the feasibility of serving the proposed development together with budget costs for new supplies and any diversions required.

In order to assist the utility companies in the identification of the various sites, we have divided the masterplan are into a number of development zones which each have individual sites within each zone which are listed in the following table.

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No of Occupancy Masterplan Area No of No of No Of Building Name Commercial Domestic Approximate GIAHouses/ Occupancy Density Storeys Rooms Beds Zone/Cluster Site Ref (m2)Flats No of People m²/person

1 Bed Apartment A A1 Y 600 12 12 12

2 Bed Apartment A A2 Y 1400 20 40 80

3/4 Bed House A A3 Y 7700 55 220 880

Leisure/Retail A A4 Y 935 Hotel A A5 Y 2660 60 60

1 Bed Apartment B B1 Y 900 18 18 18

2 Bed Apartment B B2 Y 3430 49 98 196

2 Bed House B B3 Y 1820 14 28 56

3/4 Bed House B B4 Y 4060 29 116 464

Leisure/Retail B B5 Y 460

1 Bed Apartment C C1 Y 150 3 3 3

2 Bed Apartment C C2 Y 1680 24 48 96

3/4 Bed House C C3 Y 4480 32 128 512

Leisure/Retail C C4 Y 285

1 Bed Apartment D D1 Y 150 3 3 3

2 Bed Apartment D D2 Y 2800 40 80 160

3/4 Bed House D D3 Y 1820 13 52 208

Leisure/Retail D D4 Y 95

Business/Industrial E E1 Y 10410

Leisure/Retail E E2 Y 2600 Hotel E E3 Y 1510 60 60

1 Bed Apartment F F1 Y 200 4 4 4

2 Bed Apartment F F2 Y 1120 16 32 64 Business/Industrial F F3 Y 8510

Our development zone plan is shown in Appendix 1.0.

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3.0 PROPOSED UTLITY SERVICES INFORMATION

3.1 Electricity

In order to assess the anticipated electricity demand of the proposed development sites, we have applied BSRIA rule of thumb electrical loads to the various buildings. These are noted in the table below:

UTILITY LOAD ASSESSMENT SPREADSHEET Based on Option D - Hotels in Clusters A&E ELECTRICITY

No of Masterplan Area No of No of No Of Occupancy Building Name Commercial Domestic Houses/Fl Comments Approximate GIAStoreys Rooms Beds Occupancy Density Load Estimate Utility Application ats Zone/Cluster Site Ref (m 2) No of People m²/person (W/m2) (W) (kW) (kVA) (kVA) Diversified Connection capacity 18KVA per flat/house 1 Bed Apartment A A1 Y 600 12 12 12 216 24 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 2 Bed Apartment A A2 Y 1400 20 40 80 360 40 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 3/4 Bed House A A3 Y 7700 55 220 880 990 110 After Diversity MD - 2KVA per flat/house

BSRIA guide 160w/sq.m Leisure/Retail A A4 Y 935 160 149.60 175 175

BSRIA guide 2.1kw per bedroom Hotel A A5 Y 2660 60 60 126.00 150 1500 Connection capacity 18KVA per flat/house 1 Bed Apartment B B1 Y 900 18 18 18 324 36 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 2 Bed Apartment B B2 Y 3430 49 98 196 882 98 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 2 Bed House B B3 Y 1820 14 28 56 252 28 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 3/4 Bed House B B4 Y 4060 29 116 464 522 58 After Diversity MD - 2KVA per flat/house

BSRIA guide 160w/sq.m Leisure/Retail B B5 Y 460 160 73.60 90 90 Connection capacity 18KVA per flat/house 1 Bed Apartment C C1 Y 150 3 3 3 54 6 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 2 Bed Apartment C C2 Y 1680 24 48 96 432 48 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 3/4 Bed House C C3 Y 4480 32 128 512 576 64 After Diversity MD - 2KVA per flat/house

BSRIA guide 160w/sq.m Leisure/Retail C C4 Y 285 160 45.60 53 69

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No of Masterplan Area No of No of No Of Occupancy Building Name Commercial Domestic Approximate GIAHouses/Fl Occupancy Density Comments Storeys Rooms Beds Load Estimate Utility Application ats Zone/Cluster Site Ref (m2) No of People m²/person (W/m2) (W) (kW) (kVA) (kVA) Diversified Connection capacity 18KVA per flat/house 1 Bed Apartment D D1 Y 150 3 3 3 54 6 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 2 Bed Apartment D D2 Y 2800 40 80 160 720 80 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 3/4 Bed House D D3 Y 1820 13 52 208 234 26 After Diversity MD - 2KVA per flat/house

BSRIA guide 160w/sq.m Leisure/Retail D D4 Y 95 15.20 18 69 BSRIA guide 87w/sq.m These will be a number of units as shown on plan and not a single HV Business/Industrial E E1 Y 10410 87 905.67 1065 1065 supply BSRIA guide 160w/sq.m. These will be a Leisure/Retail E E2 Y 2600 160 416.00 489 500 number of units as shown on plan

BSRIA guide 2.1kw per bedroom Hotel E E3 Y 1510 60 60 126.00 148 150 Connection capacity 18KVA per flat/house 1 Bed Apartment F F1 Y 200 4 4 4 72 8 After Diversity MD - 2KVA per flat/house Connection capacity 18KVA per flat/house 2 Bed Apartment F F2 Y 1120 16 32 64 288 32 After Diversity MD - 2KVA per flat/house BSRIA guide 87w/sq.m These will be a number of units as shown on plan and not a single HV Business/Industrial F F3 Y 8510 87 740.37 870 900 supply

The Tweedbank study is based on high level concept plans and is limited to an assessment of the available capacity of the 11kV infrastructure and requirements for reinforcement over the course of the development.

The Tweedbank Development Plan is at the Design Concept stage so there is little purpose in estimating loads and analysing their effect on the existing infrastructure. Existing loads within Tweedbank and Melrose are fed from Netherdale Primary substation located in the Netherdale Industrial Estate in Galashiels. Capacity in this area is limited by the capacity of the single 11kV ring circuit feeding both Tweedbank and Melrose – a diagram of this cable ring is shown in Appendix 2.0

The rated capacity of the Tweedbank – Melrose 11kV ring is 6MVA and its current maximum load is 5MVA. It is anticipated that this will be inadequate for the anticipated eventual load at Tweedbank. A second 11kV cable ring can be established to facilitate load growth in excess of the 1MVA capacity currently available. This will not be a straightforward exercise as previous investigations have shown that it is not possible to install new cables in the deck of the Galafoot Bridge across the Tweed between Galashiels and Tweedbank. Alternative solutions such as mounting external pipes on the bridge or crossing the Tweed north of Tweedbank would have to be considered. Establishing the viability and cost of these alternative options would require substantial work out with the scope of this study

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The initial stage of the development up to 1000kVA load can be connected to the existing 11kV electrical infrastructure. Costs will depend on which sections this stage will incorporate:

In both cases LV distribution has not been allowed for as it will be dependent on the layout and type of the development

Incorporating cables into a new footbridge across the Tweed at Lowood would be a good alternative to strapping ducts onto the road bridge but it would not make much difference to the budget costs because of the longer cable route.

If a new Primary was required at Tweedbank at some stage in the development it would be funded by SPEN but would incur a £/kVA contribution in the order of £170/kVA from developers of new network connections in the Tweedbank area that were fed from it. Bear in mind that this is not foreseen as necessary for this development alone and would only be initiated if additional developments in the Melrose/Newtown St Boswells area made it necessary.

3.2 Gas

To assess the anticipated natural gas demand of the proposed development sites, we have applied both rule of thumb calculations and standard mechanical engineering design guides/principals. In addition we have utilised specific project experience including previous work with national Multi- Utility companies.

Our current load assessments for each individual site are noted in the table below:

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UTILITY LOAD ASSESSMENT SPREADSHEET Based on Option D - Hotels in Clusters A&E GAS

Masterplan Area No of Occupancy Cooking & Estimated Gas Load for PDE No of No of No Of Building Name Commercial Domestic Approximate GIAHouses/Fl Occupancy Density Space Heating Water Heating Processes Application Storeys Rooms Beds ats (kW) (2 Hour Zone/Cluster Site Ref (m 2) No of People m²/person (W/m2) (W) (kW) Recovery) (kW) (kW) (m³/hr) Comments

1 Bed Apartment A A1 Y 600 12 12 12 30 360 33 Based on SGN default figures for flats (30kW per flat)

2 Bed Apartment A A2 Y 1400 20 40 80 30 600 56 Based on SGN default figures for flats (30kW per flat)

3/4 Bed House A A3 Y 7700 55 220 880 60 3300 307 Based on SGN default figures for flats (60kW per house)

Leisure/Retail A A4 Y 935 187 5 100 93500 94 30 - 124 11 Presumed no gas equipment above space heating/water heating

Hotel A A5 Y 2660 60 60 150 399000 399 68 400 867 81 Allowance for laundry & commercial kitchen equipment (gas fired)

1 Bed Apartment B B1 Y 900 18 18 18 30 540 50 Based on SGN default figures for flats (30kW per flat)

2 Bed Apartment B B2 Y 3430 49 98 196 30 1470 137 Based on SGN default figures for flats (30kW per flat)

2 Bed House B B3 Y 1820 14 28 56 60 840 78 Based on SGN default figures for flats (60kW per house)

3/4 Bed House B B4 Y 4060 29 116 464 60 1740 162 Based on SGN default figures for flats (60kW per house)

Leisure/Retail B B5 Y 460 92 5 100 46000 46 15 - 61 6 Presumed no gas equipment above space heating/water heating

1 Bed Apartment C C1 Y 150 3 3 3 30 90 8 Based on SGN default figures for flats (30kW per flat)

2 Bed Apartment C C2 Y 1680 24 48 96 30 720 67 Based on SGN default figures for flats (30kW per flat)

3/4 Bed House C C3 Y 4480 32 128 512 60 1920 178 Based on SGN default figures for flats (60kW per house)

Leisure/Retail C C4 Y 285 57 5 100 28500 29 9 - 38 4 Presumed no gas equipment above space heating/water heating

1 Bed Apartment D D1 Y 150 3 3 3 30 90 8 Based on SGN default figures for flats (30kW per flat)

2 Bed Apartment D D2 Y 2800 40 80 160 30 1200 111 Based on SGN default figures for flats (30kW per flat)

3/4 Bed House D D4 Y 1820 13 52 208 60 780 72 Based on SGN default figures for flats (60kW per house)

Leisure/Retail D D5 Y 95 19 5 100 9500 10 3 - 13 1 Presumed no gas equipment above space heating/water heating

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Occupancy Cooking & Masterplan Area No of Estimated Gas Load for PDE Approximate GIANo of No of No Of Occupancy Density Water Heating Processes Building Name Commercial Domestic Houses/Fl Space Heating Application Storeys Rooms Beds ats (kW) (2 Hour Zone/Cluster Site Ref (m2) No of People m²/person (W/m2) (W) (kW) Recovery) (kW) (kW) (m³/hr) Comments

Business/Industrial E E5 Y 10410 80 832800 833 420 - 1253 Presumed no gas equipment above space heating/water heating

Leisure/Retail E E6 Y 2600 520 5 100 260000 260 84 - 344 32 Presumed no gas equipment above space heating/water heating

Hotel E E7 Y 1510 60 60 150 226500 227 68 400 694 65 Allowance for laundry & commercial kitchen equipment (gas fired)

1 Bed Apartment F F1 Y 200 4 4 4 30 120 11 Based on SGN default figures for flats (30kW per flat)

2 Bed Apartment F F2 Y 1120 16 32 64 30 480 45 Based on SGN default figures for flats (30kW per flat)

Business/Industrial F F5 Y 8510 80 680800 681 344 - 1024 95 Presumed no gas equipment above space heating/water heating

Our study provides estimated loads for each site identified as part of the masterplan development. At this stage there has been no diversity factor applied to any of the buildings. The study also makes no allowance for any existing loads at properties currently occupying the Tweedbank site.

SGN have reviewed the load analysis and have raised the following concerns. The Tweedbank development as it stands is served from a small diameter low pressure (LP) main that will more than likely be in-sufficient in capacity. The larger medium pressure (MP) main in close proximity will potentially be utilized to re-inforce. A new gas governor may also require to be installed as part of the new works.

SGN have asked to be informed as early as possible, once loads for each individual site are agreed in principal.

It should be noted at this stage we currently have no budget cost figures for any of the proposed gas works. SGN have provided us with their standard “Connections Service Charges” pricing document dated July 2015 for reference. It is presumed we are required to fill out individual building/development application forms for a new gas connection to enable a budget quotation to be provided by SGN. We have however opened dialogue with a national Multi-Utility company to try and obtain an initial budget quotation.

3.3 Water

To assess the anticipated water demand of the proposed development sites, we have applied both rule of thumb calculations and standard mechanical engineering design guides/principals. In addition we have utilised specific project experience including previous work with national Multi- Utility companies.

Our current load assessments for each individual site are noted in the table below:

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UTILITY LOAD ASSESSMENT SPREADSHEET Based on Option D - Hotels in Clusters A&E WATER

Masterplan Area No of Occupancy Daily Water Demand (MCW) Daily Water Stored (DHW) Estimated Peak Flow Estimated Peak Flow Water for Fire No of No of No Of PDE Application Building Name Commercial Domestic Approximate GIAHouses/ Occupancy Density (Single) (Combined) Fighting Comments Storeys Rooms Beds Flats (kW) (2 Hour 2 Zone/Cluster Site Ref (m ) No of People m²/person (L/p/day) (L/bed) (L/day) (L/p/day) (L/bed) (L) Recovery) (l/s) (l/s) (l/s) (l/min)

1 Bed Apartment A A1 Y 600 12 12 12 130 1560 115 1380 45 0.22 2.67 2.67 TBC Peak flow 0.6l/s standard for residential buildings?

2 Bed Apartment A A2 Y 1400 20 40 80 130 10400 115 9200 297 0.18 3.67 3.67 TBC Peak flow 0.6l/s standard for residential buildings?

3/4 Bed House A A3 Y 7700 55 220 880 130 114400 115 101200 3269 0.20 10.85 10.85 TBC Peak flow 0.6l/s standard for residential buildings?

Leisure/Retail A A4 Y 935 187 5 45 8415 5 935 30 0.93 0.93 TBC

Hotel A A5 Y 2660 60 60 200 12000 35 2100 68 5.58 5.58 TBC

1 Bed Apartment B B1 Y 900 18 18 18 130 2340 115 2070 67 0.19 3.42 3.42 TBC Peak flow 0.6l/s standard for residential buildings?

2 Bed Apartment B B2 Y 3430 49 98 196 130 25480 115 22540 728 0.14 7.05 7.05 TBC

2 Bed House B B3 Y 1820 14 28 56 130 7280 115 6440 208 0.21 2.92 2.92 TBC

3/4 Bed House B B4 Y 4060 29 116 464 130 60320 115 53360 1724 0.23 6.67 6.67 TBC

Leisure/Retail B B5 Y 460 92 5 45 4140 5 460 15 0.75 0.75 TBC

1 Bed Apartment C C1 Y 150 3 3 3 130 390 115 345 11 0.31 0.92 0.92 TBC Peak flow 0.6l/s standard for residential buildings?

2 Bed Apartment C C2 Y 1680 24 48 96 130 12480 115 11040 357 0.17 4.16 4.16 TBC

3/4 Bed House C C4 Y 4480 32 128 512 130 66560 115 58880 1902 0.22 7.19 7.19 TBC

Leisure/Retail C C5 Y 285 57 5 45 2565 5 285 9 0.70 0.70 TBC

1 Bed Apartment D D1 Y 150 3 3 3 130 390 115 345 11 0.31 0.92 0.92 TBC Peak flow 0.6l/s standard for residential buildings?

2 Bed Apartment D D2 Y 2800 40 80 160 130 20800 115 18400 594 0.15 6.05 6.05 TBC

3/4 Bed House D D3 Y 1820 13 52 208 130 27040 115 23920 773 0.29 3.73 3.73 TBC

Leisure/Retail D D4 Y 95 19 5 45 855 5 95 3 0.64 0.64 TBC

Business/Industrial E E1 Y 10410 868 12 45 39038 15 13013 420 1.76 1.76 TBC

Leisure/Retail E E2 Y 2600 520 5 45 23400 5 2600 84 1.40 1.40 TBC

Hotel E E3 Y 1510 60 60 200 12000 35 2100 68 5.58 5.58 TBC

1 Bed Apartment F F1 Y 200 4 4 4 130 520 115 460 15 0.28 1.11 1.11 TBC Peak flow 0.6l/s standard for residential buildings?

2 Bed Apartment F F2 Y 1120 16 32 64 130 8320 115 7360 238 0.20 3.17 3.17 TBC

Business/Industrial F F3 Y 8510 709 12 45 31913 15 10638 344 1.62 1.62 TBC

We have passed our load estimations to Goodsons Associates to enable a “Pre Development Enquiry” to be raised with Scottish Water. Goodsons are to include our loads alongside their overall drainage estimations, to be reviewed and discussed with Scottish Water.

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Therefore at this stage we currently have no budget cost figures for any of the proposed water works. We have however opened dialogue with a national Multi-Utility company to try and obtain an initial budget quotation.

3.4 Telecoms – Openreach BT

There is extensive Openreach BT underground duct infrastructure serving all properties within the town. Openreach have a license obligation to provide service to any new customer requiring a connection and developers are not normally charged for this provision of service.

As Openreach BT will not consider new developments until planning permission is granted and site plans of each individual development are available for them to plan their network, no further proposals for new services will be available, however, all new ducts will be free issue to the developers and the area is well serviced.

New Openreach BT infrastructure will require to be extended to serve the Lowood development Zones A, B, C & D

It is likely some local network diversions and alterations will be required to suit the final development zones E & F site plans where existing building and roads are redeveloped. Applications would have to be made to Openreach BT in order to ascertain budget costs for any diversions. Note significant costs may be anticipated for altering Openreach BT infrastructure within this area.

We have also carried out an availability check on fibre optic broadband and high speed fibre broadband is available via BT within Tweedbank.

Appendix 4.0 shows the Openreach BT underground duct infrastructure.

3.5 Telecoms – Others

Vodafone have some limited underground duct and fibre network infrastructure in the centre of Tweedbank It is unlikely that Vodafone will invest in new infrastructure at this time.

Virgin Media – have no services within the area.

Appendix 5.0 shows the Vodafone underground duct and fibre network infrastructure.

3.6 Town Enhancement Services

In addition to the traditional statutory utility provision such as gas, water and electricity, there are several other opportunities to introduce further ancillary services within the master plan development in order to provide additional services to the community.

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3.6.1 Free Public Wi-Fi within the Town Centre

The proven benefits of providing a free public Wi-Fi network include aiding and growing the towns economy and encouraging residents and visitors to stay longer and increase their spend. Users of the service will also benefit from savings to their mobile data plans, by being able to access the internet at no cost, and without restrictions on time, while on-the-go. A number of towns and cities have benefitted from this technology including Edinburgh.

Using a company such as intechnologyWiFi who are installing and operating the Wi-Fi network in Edinburgh city centre at no cost to the council, they have been granted exclusive use of the council’s street furniture and properties to locate the state-of-the-art equipment required to provide seamless, easy-to-access internet coverage to users – distinct from the traditional hotspot model, which usually provides connectivity in a very small or specific area.

intechnologyWiFi offers a market-defining Wi-Fi solution – free to its customers and their users – that addresses the connectivity, coverage and capacity challenges faced by town and city councils in providing public, high-speed wireless internet to residents and visitors within their busy municipalities.

The Scottish Government are also actively supporting the roll out of Free Public Wi-Fi within libraries in towns and cities through central government funding.

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3.6.2 IBeacon Way finding and Tourist Information within the Town Centre

iBeacon is a protocol developed by Apple and introduced in 2013. Various vendors have since made iBeacon-compatible hardware transmitters - typically called beacons - a class of Bluetooth device that broadcasts their identifier to nearby portable electronic devices. The technology enables smartphones, tablets and other devices to perform actions when in close proximity to an iBeacon. iBeacon is based on Bluetooth low energy proximity sensing by transmitting a universally unique identifier picked up by a compatible app or operating system. The identifier and several bytes sent with it can be used to determine the device's physical location, track customers, or trigger a location-based action on the device such as a check- in on social media or a push notification.

Edinburgh City Council recently launched their Edinburgh Up Close: Footsteps Through Time (external link) app. Initially launched for Apple IOS devices, the guide enables residents and visitors to choose their own walking tour through the warren of closes connected to the famous Royal Mile. Users are able to trace the history linked to these streets to hear engaging stories about the alleyways and learn about the surrounding buildings and their famous or infamous residents. Without the need for a Wi-Fi connection, visitors will be alerted when they reach a number of historical landmarks. Tapping into Bluetooth signals mapped along the Royal Mile to ‘push’ snippets of history to users’ devices, the design of Edinburgh Up Close makes it accessible to all ages, abilities, and sight and hearing impaired users. This is believed to be the first time such technology is being harnessed by a visitor attraction in the UK to provide an alternative to the traditional ‘audio guide’

A similar experience could be provided to a more informative tourist information guide to visitors to Tweedbank town Centre and its many points of historic interest. KJ Tait Engineers have made initial enquiries to a Leith based company called Neatebox https://neatebox.com/ who developed the application in conjunction with Edinburgh City Council and we have requested further information and feasibility of providing a similar guide within Tweedbank.

3.6.3 Smart Enabled Accessible Pedestrian Crossings

The Button App provides an alternative to the traditional button push at pedestrian crossing boxes. Over 10% of the UK population (6.5 Million) have mobility impairments that could result in an inability to press or even find pedestrian crossing boxes and cross safely. The Button app allows the user to press the pedestrian crossing button with their phones. This prepares the user to find the safest place to cross. KJ Tait Engineers have made initial enquiries to Neatebox https://neatebox.com/ who developed the app for further information.

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3.6.4 Tourist Attraction and Retail Customer Service Experience Improvement

“Welcome” is a new app from Neatebox which helps customer service teams provide a five star level of service to any person with a disability on entry to their store. Promoting equality as its core purpose and accessibility in customer service. KJ Tait Engineers have made initial enquiries to Neatebox https://neatebox.com/ who developed the app for further information.

3.6.5 Electric Vehicle Charging

The popularity of electric zero emissions vehicles is increasing and it is estimated that Public Electric Vehicle (EV) charge points will outnumber petrol stations in the UK by the end of the decade, marking a potential tipping point in the adoption of zero emission vehicles. Further details on current EV charging stations is in the following link http://chargeplacescotland.org/

As part of the masterplan development we would anticipate providing a number of public EV charging points within the Lowood residential zone and new commercial development zones around the train station area.

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APPENDIX 1.0

DEVELOPMENT ZONE PLAN

Scottish Borders Council Tweedbank Masterplan Tweedbank

Development Zone Plan – North

Scottish Borders Council Tweedbank Masterplan Tweedbank

Development Zone Plan – South

Scottish Borders Council Tweedbank Masterplan Tweedbank

APPENDIX 2.0

TWEEDBANK - MELROSE 11KV CABLE RING

Scottish Borders Council Tweedbank Masterplan Tweedbank

APPENDIX 3.0

ANTICIPATED ADDITIONAL SUBSTATION REQUIREMENTS

Scottish Borders Council Tweedbank Masterplan Tweedbank

Anticipated additional substation requirements to suit the development plan

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APPENDIX 4.0

OPENREACH BT UNDERGROUND DUCT INFRASTRUCTURE

Scottish Borders Council Tweedbank Masterplan Tweedbank

Openreach BT Network Infrastructure

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APPENDIX 5.0

VODAFONE UNDERGROUND DUCT AND FIBRE NETWORK INFRASTRUCTURE

Scottish Borders Council Tweedbank Masterplan Tweedbank

Vodafone Network Infrastructure

Chapter 14: Carbon Strategy by KJ Tait

SCOTTISH BORDERS COUNCIL

TWEEDBANK MASTERPLAN

TWEEDBANK

CARBON STRATEGY REPORT

Issue 01

Document History

ISSUE DATE DETAILS BY CHKD 01 24 May 2017 First Draft for Comment PM KR

Scottish Borders Council Tweedbank Masterplan Tweedbank

C O N T E N T S

EXECUTIVE SUMMARY

1.0 INTRODUCTION

1.1 Areas Considered 1.2 Key Considerations 1.3 Energy Hierarchy 1.4 Potential Recommendations

2.0 LEGISLATION & GUIDANCE

2.1 Key Regulatory & Statutory Targets 2.2 National Policies 2.3 Regional Planning 2.4 Local Planning

3.0 PRECEDENTS

3.1 Stirling Street 3.2 Regeneration Schemes in Scotland 3.3 District Heating

4.0 CARBON STRATEGY

4.1 Low Energy Design Strategy 4.2 Key Issues to Consider for District Heating 4.3 Feed in Tariff (FiT) & Renewable Heat Incentive (RHI) 4.4 Estimated Energy Demands & CO2 Emissions 4.5 Site Wide Assessment 4.6 Building Type Technologies 4.7 Technological Considerations 4.8 Estimated Carbon Savings 4.9 Estimated Paybacks 4.10 Recommendations

Scottish Borders Council Tweedbank Masterplan Tweedbank

Executive Summary

The proposed developments at Tweedbank that form the Masterplan are a mixture of domestic properties, business/industrial space, leisure/retail and a hotel(s). The domestic buildings will need to comply with Scottish Building Regulations (Section 6) for domestic buildings that stipulate a 21% reduction in carbon emissions over 2010 standards. The remainder of the buildings will need to comply with the Scottish Building Regulations (Section 6) for non-domestic buildings which stipulates a 43% reduction in carbon emissions over 2010 standards. There are no current stipulations for carbon reduction contained within the planning requirements.

It is thought that to pass these building regulations, buildings will have to be constructed with a best practice air tightness of around 3m3/(m2.hr) with a high efficient gas fired boiler and low energy lighting. There may be a need in some circumstances for a PV installation or communal heating in the case of the flats. Taking design principals from the Irvine Bay regeneration, where possible, any new buildings should be orientated to maximise daylighting. It should also be noted that building regulations will, in time, become more onerous. Therefore, alternate solutions for heating such as air source heat pumps may need to be utilised in future.

At present, the site at Lowood has no gas infrastructure. If no gas infrastructure could be provided to this site, solutions such as air source heat pumps or district heating would need to be investigated to pass building regulations

In terms of investigating district heating solutions two sites have been investigated, one in London and one in Edinburgh. Both of these networks were constructed in line with a new development on brownfield and greenfield land respectively. There is potential for the Lowood site to be constructed with a new district heating system with perhaps biomass as the heat source. The council would support such a network if it can be accommodated without unacceptable significant adverse impacts or effects, giving due regard to relevant environmental, community and cumulative impact considerations. In connecting to an existing network, there are none at present near to the proposed zones.

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1.0 INTRODUCTION

This report has been prepared to advise on current planning policies, building regulations and option appraisals in relation to carbon emissions and the use of on-site low and zero carbon technologies (LZCT) for the proposed developments at Tweedbank.

This report identifies relevant precedents of other developments that have utilised low carbon generation, investigates potential opportunities for connecting to existing district heating networks and researches other regeneration schemes throughout the UK with exemplar low energy strategies. There is also an appraisal of the onsite generation that could be utilised, if needed, to pass building regulations and local planning now and in future regulatory regimes.

1.1 Areas Considered

Tweedbank

The Masterplan boundary for the redevelopment of Tweedbank is shown in red in figure 1.

Figure 1: Tweedbank boundary under consideration

The area being considered for the redevelopment of Tweedbank is highlighted below in figure 1. There are 3No primary areas under consideration: Lowood, Tweedbank Industrial Estate and Tweedbank Sports Complex.

The first of these areas, Lowood, is located to the south of the River Tweed and north west of Tweedbank railway station. The plan for this area is for the development of a minimum 250- 400 dwellings which includes a provision of 25% affordable housing. Allied to the housing development, there is the expectation that ancillary retail and commercial developments are incorporated. This will provide a modest level of employment within the area. There will also need to be an investigation into impacts the development will have upon Tweedbank Primary School.

Tweedbank Industrial Estate located to the south of Tweedbank Drive and includes the train station carpark is the second site identified in Tweedbank. The development brief for this area includes high quality, high amenity employment space along with residential space with associated retail and possibly a hotel.

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1.2 Key Considerations

Key considerations when considering sustainable energy design and the incorporation of low zero carbon technologies include:

 Scottish Building Regulations: reduction in carbon emissions for non-domestic buildings of 43% over 2010 standards and domestic buildings of 21% over 2010 standards

 National Planning and Local Planning stipulations

 District energy systems – potential for connection to existing infrastructure

 Range of building types to include retail, supermarket, library, community centre, school and town housing

1.3 Energy Hierarchy

The fundamental strategy for the organic growth of both developments is to achieve a continued optimum energy strategy using systems and technologies to reduce energy requirements, energy costs/waste and minimise environmental impact.

It is proposed that the overall approach for the scheme should follow an iterative ‘design hierarchy’ strategy as shown in section 4; this process should be continuously considered throughout the design and throughout each phase of the development.

1.4 Potential Recommendations

There are a number of low carbon technologies that could potentially be utilised at both an individual building type level and/or at site level. For example, photovoltaics should be considered for individual building types whereas at a site level, either constructing an energy centre for heating or connecting into an existing district heating infrastructure are possible scenarios. Listed below are the options available at the outset for both sites at the building type level and site level.

Individual Building Type

 Photovoltaics (PV): Providing panels are located correctly on the buildings, there is the potential for PV to provide a meaningful contribution to reducing carbon emissions from not using grid electricity.

 Solar Thermal: Solar thermal installations in a domestic context could provide domestic hot water (DHW) however there would be need to be backup possibly in the form of a gas fired boiler. In an industrial context, a solar thermal cladding installation could pre- heat ventilation air.

 Ground Source Heat Pumps (GSHP): Both horizontal and vertical installations would provide good heating potential to individual buildings. However, there would be an issue of replenishing the heat taken from the ground with cooling in the summer months that would increase electricity usage on site.

 Air Source Heat Pumps (ASHP): These could potentially provide all the heating needs for individual residences with no need for a backup boiler. This is due to improved coefficient of performance for these systems even when the outside temperature falls during the winter months.

 Combined Heat & Power (CHP): A typical domestic system would be around 1kW. Only buildings that have a high heating load should be considered economically viable.

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Site Level

 Wind: Wind turbines could potentially provide a significant amount of energy. However, there may be obstacles in gaining planning consent.

 Biomass: Creating centralised district heating networks could be a potential for both sites. There would need to be investigations into air quality aspects in line with the councils Local Development Plan (LDP).

 Combined Heat & Power (CHP): As with M-CHP, there would need to be sufficient heat load to sustain a CHP installation at site level. A CHP district heating and electricity network could have significant potential though.

 Existing district heating network: If there are any existing district heat networks in the vicinity of either development area, an investigation into connecting into them should be completed.

2.0 LEGISLATION & GUIDANCE

2.1 Key Regulatory & Statutory Targets

The key regulatory regime that will need to passed for each building type is the 2016 Non- Domestic Section 6 Building Regulations for non-domestic building types and the 2016 Domestic Section 6 Building Regulations for domestic buildings. Both these regulations stipulate a reduction in carbon emissions that must be met over the 2010 standards (43% reduction for non-domestic buildings and 21% for domestic buildings). This target will most likely increase in future building regulations making it more difficult to achieve compliance without onsite generation or district heating. Under current regulations and expected to continue, all new buildings are required to have an Energy Performance Certificate (EPC).

At present, Scottish Borders Council has no stipulation for energy to be met by from low or zero carbon sources, however as with the building regulations this could change in future. They will also encourage the use of any low/zero carbon technology that does impact on the environment or community.

 2016 Non-Domestic Section 6 Building Regulations: reduction in carbon emissions of 43% over 2010 standards.

 2016 Domestic Section 6 Building Regulations: reduction in carbon emissions of 21% over 2010 standards.

 Borders Council will support proposals for both large scale and community scale energy projects including wind farms, biomass and solar power.

 Energy Performance Certificates (EPC) - are required for all new buildings constructed after 1 May 2007

2.2 National Policies

Scottish Building Standards Non-Domestic Section 6 - Energy

The intention of Section 6 is to ensure that effective measures for the conversation of fuel and power are incorporated into buildings. This is achieved in two ways: firstly, by reducing the demand of the building by incorporating good passive design features and secondly by only considering energy efficient fixed building services (achieved via Non-Domestic Building Services Compliance Guide for Scotland).

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The 2016 edition of Section 6 incorporates a number of changes whilst retaining the existing methodology introduced in 2007. The majority of changes relate to improvement in specified performance to deliver the intended 43% aggregate reduction in carbon emissions over 2010 standards.

Scottish Building Standards Domestic Section 6 – Energy

There is a separate document for domestic buildings that covers the same aspects as the non-domestic version. However, this document sets out to achieve a 21% reduction in emissions compared to 2010 standards.

For both documents that are 10No standards to be followed:

Standard 6.1

Every building must be designed and constructed in such a way that:

a) The energy performance is estimated in accordance with a methodology approved under regulation 7(a) of the Energy Performance of Buildings (Scotland) Regulations 2008, and b) The energy performance of the building is capable of reducing carbon dioxide emissions.

Standard 6.2

Every building must be designed and constructed in such a way that an insulation envelope is provided which reduces heat loss.

Standard 6.3

Every building must be designed and constructed in such a way that the heating and hot water service systems installed are energy efficient and are capable of being controlled to achieve optimum energy efficiency.

Standard 6.4

Every building must be designed and constructed in such a way that temperature loss from heated pipes, ducts and vessels and temperature gain to cooled pipes and ducts, is resisted.

Standard 6.5

Every building must be designed and constructed in such a way that the artificial or display lighting installed is energy efficient and is capable of being controlled to achieve optimum energy efficiency.

Standard 6.6

Every building must be designed and constructed in such a way that:

a) The form and fabric of the building minimises the use of mechanical ventilating or cooling systems for cooling purposes, and

b) The ventilating and cooling systems installed are energy efficient and are capable of being controlled to achieve optimum energy efficiency.

Standard 6.7

Every building must be designed and constructed in such a way that energy supply systems and building services which use fuel or power for heating, lighting, ventilating and cooling the internal environment and heating the water, are commissioned to achieve optimum energy efficiency.

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Standard 6.8

The occupiers of a building must be provided with written information by the owner:

a) On the operation and maintenance of the building services and energy supply systems, and

b) Where an air-conditioning system in the building is subject to regulation 17, stating a time-based interval for inspection of the system.

Standard 6.9

Every building must be designed and constructed in such a way that:

a) An energy performance certificate for the building is affixed to the building, and

c) The energy performance certificate is displayed in a prominent place within the building.

Standard 6.10

Every building must be designed and constructed in such a way that each building or part of building designed for different occupation is fitted with fuel and power meters.

Scottish Planning Policy

The purpose of the Scottish Planning Policy (SPP) is to set out national planning policies which reflect Scottish Minsters’ priorities for operation of the planning system and for the development and use of land. The SPP promotes consistency in the application of policy across Scotland whilst allowing sufficient flexibility to reflect local circumstances.

The overall planning system should help to achieve 30% of overall demand being met by renewable sources and 11% of heat demand from renewables by 2020. To achieve this, development plans should seek to ensure an areas full potential for electricity and heat from renewable sources is achieved. This stipulation also includes heat mapping to identify the potential for co-locating developments with high heat demand with sources of heat supply.

The SPP site alongside the following Scottish Government planning policy documents:

 The National Planning Framework (NPF), which provides a statutory framework for Scotland’s long-term spatial development. The SPP sets out policy that will help deliver objectives of the NPF

 Creating Places, the policy statement on architecture and place which contains policies and guidance on the importance of architecture and design

 Designing Streets, which is a policy statement putting street design at the centre of placemaking. It contains policies and guidance on the design of new or existing streets and their construction, adoption and maintenance

2.3 Regional Planning

Strategic Development Plan

The regional planning policy sets a framework for the encouragement of renewable energy proposals with the aim to contribute towards achieving national targets for energy. It also looks to facilitate more decentralised patterns of energy generation and supply along with the potential for developing heat networks.

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Policy 10: Sustainable Energy Technologies

The Strategic Development Plan seeks to promote sustainable energy source. Local Development Plans will:

a) Support Energy Park Fife at Methil and developments connected with offshore renewable energy at Leith and Rosyth; and

b) Set a framework for the encouragement of renewable energy proposals that aims to contribute towards achieving national targets for electricity and heat, taking into account several economic, social, environmental and transport considerations, to facilitate more decentralised patterns of energy generation and supply and to take account of the potential for developing heat networks.

2.4 Local Planning

Scottish Borders Council Local Development Plan

The Local Development Plan (LDP) for the Scottish Borders was formally adopted in December 2015 and should be in place up to 2025. The intended goal of the plan is to ensure the right type of development takes place in the right place. There are 5No policies that will be essential to follow in terms of sustainability and renewables for the masterplan, these are:

 PMD1 – Sustainably  PMD2 – Quality standards  ED9 – Renewable Energy Development  EP16 – Air Quality

PMD1: Sustainability

In determining planning applications and preparing development briefs, the Council will have regard to the following sustainability principles which underpin all the Plan’s policies 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

PMD2: Quality Standards

All new development will be expected to be of high quality in accordance with sustainability principles, designed to fit with Scottish Borders townscapes and to integrate with its landscape surroundings. The standards which will apply to all development are that:

Sustainability

a) 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.

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d) It encourages minimal water usage for new developments

g) It considers, where appropriate, the long-term adaptability of buildings and spaces

ED9: Renewable Energy Development

The council will support proposals for both large scale and community scale renewable energy development including commercial wind farms, single or limited scale wind turbines, biomass, hydropower, biofuel technology and solar power when they can be accommodated without unacceptable significant adverse impacts or effects, giving due regard to relevant environmental, community and cumulative impact considerations.

EP16: Air Quality

Development proposals that, individually or cumulatively, could adversely affect the quality of air in a locality to a level that could potentially harm human health and wellbeing or the integrity of the natural environment, must be accompanied by provisions that the council is satisfied will minimise such impacts to an acceptable degree. Where it is considered appropriate the Council may request an Air Quality assessment is undertaken to assist determination of an application.

Draft Supplementary Guidance (Renewable Energy)

The draft supplementary guidance (SG) “Renewable Energy” was adopted on 12 May 2016 and brings together previous supplementary guidance on Wind energy (2011) and Renewable Energy (2007) into a single document. The SG gives advice on policy considerations, the role of the council, renewable energy types and development environmental considerations. This should be seen as a vital resource when considering renewable energy for both developments. An Energy statement must be prepared for all new developments.

3.0 PRECEDENTS

3.1 Stirling Street

The redevelopment of Stirling Street, located in central Galashiels is a project within the Scottish Borders Council area and is a key arrival point into the town from all modes of transport. The SPG, Stirling Street Redevelopment Urban Design Framework, October 2012, sets out Scottish Borders Councils vision for the redevelopment of the Stirling Street area. The document identifies key constraints and opportunities, provides an outline framework for future development and identifies anticipated requirements for development contributions.

The SPG also sets out requirements on sustainable design principles with energy efficiency and renewable energy at the centre of this. The Scottish Borders Council SPG on Placemaking & Design sets out the guidance for ‘designing out’ energy needs and creating sustainable new developments. The SPG requires that new developments are efficient as practically possible in the use of natural and man-made resources. These principles apply to the building design, construction and operation. Key factors that will need to be considered are building orientation, water handling and sustainable resources. New developments will have to demonstrate comprehensive integration of these principles to both site layout and individual building design.

3.2 Regeneration Schemes in Scotland

Throughout Scotland there have been a number of ongoing regeneration schemes and indeed there have been 43No bids for access to the Regeneration Capital Grant Fund for the year 2016-2017 alone, 1No within the Scottish Borders Council area. Whilst resource efficiency may not be the main reason behind most regeneration schemes in Scotland, there

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are a number of case studies that provide evidence that resource efficiency and exemplar energy strategies are important to their development.

Clyde Gateway

The masterplan for Clyde Gateway covers a total area of 99ha within the Dalmarnock district of the Glasgow metropolitan area. The area has an industrial heritage with 20% covered by a historic railway. One of the only functioning elements of the site from its previous guise is a water treatment works. The wider area is undergoing significant changes following investment in connection with the 2014 Commonwealth Games.

This development utilises a number of examples of Planning Advice Notes (PAN) that will be applicable to the development of a masterplan for Tweedbank including PAN 83 – Masterplanning, PAN 68 – Design Statements and PAN 44 – Fitting New Housing Developments in the Landscape.

In terms of resource efficiency, surface water management has been integrated as part of ‘green networking’ to provide sustainable urban drainage (SUDS). Following local planning document ‘Sustainable Glasgow’ the masterplan was compelled to assess low carbon opportunities. This has led to the proposal of converting the waste water treatment works into a site for anaerobic digestion with the ultimate aim of a district heat network which utilises the biogas to provide heat and power for the local community.

Irvine Bay

The town of Irvine, built on the River Irvine was designated a ‘new town’ in the 1960s with the associated development from this time shaping the characteristics of the town today. The document ‘Strategy for Irvine Bay’ identified a site for a new residential development around Irvine Harbour.

A significant aspect of the energy strategy was the orientation of buildings to maximise daylight. In doing this, it is essential to understand aspects such as overheating and investigate solutions to mitigate this. Sustainable standards that were sought for the development were to achieve a Very Good rating for Eco Homes for the residential aspect and BREEAM Excellent for any commercial development. There was an expectation for the development to be carbon neutral by 2016, however this target would appear to be very hard to meet. Whilst the Eco Homes scheme is no longer in operation, a similar scheme, The Buildings Research Establishment (BRE) Home Quality Mark could be incorporated.

Riverside Inverclyde

The urban regeneration project at Riverside Inverclyde is a joint initiative between Scottish Enterprise, Inverclyde Council and the Scottish Government. The development framework seeks to transform the function, character and economic performance by use the existing physical assets along with transforming others. The aim is for 2,285 housing units, 35,000m2 of business space, 7,000m2 of rail and leisure and 22,500m2 of education space.

Management of existing buildings ensures there is a general minimisation of waste, particularly that of the construction process. Adaptability of buildings is also important in this process. There is a focus of desired place outcomes that uses design led spatial thinking that gives clarity on resources that can be used most effectively to achieve efficiencies. Management initiatives such as the game method which allows free conversation to test and re think possibilities and the scenarios method which enables participants to quickly judge trade-offs between outcomes and assess what sources of sustainable change might be were utilised here.

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3.3 District Heating

Greenwich Peninsula

A significant regeneration project that embraces resource efficiency and has an exemplar energy strategy is the development at Greenwich Peninsula in London. The development is situated on 200 acres of what was highly contaminated brownfield land surrounding the O2 Arena. The main energy centre includes 87MW of heat generation capacity which is complemented with temporary energy centres linked through the 10+ miles pipe network. The network is seen as forward looking with potential future methods of extracting heat from sources as diverse as the Thames and the London Underground.

At present the main energy source for the network is CHP technology and this supplies heat to 15,700 residential units and 3.5 million ft2 of commercial space. The network is expected to save over 20,000 tonnes of carbon dioxide per annum.

Queen Margaret University

On a smaller scale, the district heating scheme at Queen Margaret University (QMU) just outside of Edinburgh provides heating and hot water to 11No buildings, 1No academic building, 1No sports centre and 9No student halls of residence with 800No beds. The heat source for this network is supplied by a 1.5MW biomass boiler, figure 3 shows this installation within the campus energy centre.

In terms of fuel for the boiler, QMU decided upon using wood chips as opposed to wood pellets. With wood pellets, there is a manufacturing cost both in terms of money and carbon in producing them. The university have a contract with a local company to supply the wood chips which are in good supply in Scotland. With a local supply, transportation costs, in terms of both money and carbon emissions can be greatly reduced. In terms of deliveries and storage, there has been no issues perhaps due to the location of the energy centre away from the main populated parts of the university.

In terms of metering, there is a main heat meter within the energy centre that measures the heat produced for the system. There are also building level heat meters on each of the buildings that are served by the network, however there has been significant issues with them due to faulty meters which have not been fixed. In a more commercialised setting, these meters would be essential for the integrity of billing customers for the heat they have actually used. The Heat Network Metering and Billing Regulations would have to be adhered to for any district heating or communal heating system installed.

Lastly, while not unusual for a biomass installation to produce paybacks of around 10 years, the biomass boiler at QMU paid back in six years.

Figure 1: Biomass boiler at Queen Margaret University

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4.0 CARBON STRATEGY

4.1 Low Energy Design Strategy

The fundamental strategy for the organic growth of both developments is to achieve a continued optimum energy usage using systems and technologies to reduce energy requirements, energy costs/waste and minimise environmental impact.

It is proposed that the overall approach for each building should follow a ‘design hierarchy’ strategy; this process should be continuously considered throughout the design and throughout each phase of a development.

This is carried out using an iterative process, following 5 stages:

 Targets - It is important to understand each target associated to LZCT whether outlined by the client or in a national policy. From here a realistic brief and a strategic approach can be formed looking at opportunities that are open at the early design stages of a project which include summaries and case studies of sustainable techniques and technologies.

 Passive - Site opportunities are best taken advantage of at an early stage. Simply by making the most of natural conditions to make a building more comfortable whilst reducing bills - these include assessing the micro climate, most effective orientation of the building, land use, noise impact, space availability, Planning requirements, associated logistics and risk of each technology.

 Active - First establish energy demands so that the feasibility of each technology can be assessed effectively and comparatively against each target, then seek to design out energy requirements by optimising certain design elements of a building (insulation values, solar shading, solar control glass) and maximise natural ventilation. Where mechanical intervention cannot be avoided, design for the lowest possible level of intervention and energy use.

 Technologies - Only once energy demands have been efficiently designed should low carbon and renewable energy technologies be considered. Technologies are then assessed against their carbon footprint and savings, capital and life cost, and associated payback periods.

 Review - proposed viable LZCT systems will be reviewed throughout the design and presented to the client based on the up to date criteria.

It is expected that through good design principals and energy efficient building services, the majority of the various building types would be able to pass Scottish Building Regulations (Section 6) for both non-domestic and domestic buildings.

4.2 Key Issues to Consider for District Heating

Ownership

The owners of the district heating system is important as they will be responsible for providing sufficient funding for maintenance. If the system deteriorates it will become inefficient and consequently may lose customers; the reliability will also be compromised. The infrastructure of a system may not be adopted or owned by existing utility infrastructure providers. Consequently, it is likely that a special purpose vehicle will have to be created to manage and maintain the infrastructure so that it efficiently serves, attracts and maintains customers. In addition, the owner of the system cannot force take up and so cannot guarantee householders or other users will sign up to the system.

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Operation

The correct operation of the system is key to its cost-effectiveness - if the operation does not match the demand, energy could be wasted and hence increase carbon emissions. Energy demand analysis should be carefully carried out to ensure the systems is running at its optimum and updated regularly.

Procurement Costs

District heating networks require high initial capital expenditure and could be difficult to finance due to the term required for investment returns. District heating is less attractive for areas with low density housing, as the investment per household is considerably higher.

Carbon

Usually district heating is more energy efficient than individual technologies. The larger combustion units have a more advanced flue gas cleaning system than single boiler systems.

4.3 Feed in Tariff (FiT) & Renewable Heat Incentive (RHI)

The government announced the introduction of electricity feed-in-tariffs (FIT) in April 2010 and announced the details of the Renewable Heat Incentive (RHI) policy in March 2011

 The FiT scheme guarantee a minimum payment for all electricity generated by the system, i.e. used by the occupier, as well as a separate payment for any electricity exported to grid. These payments are in addition to the bill savings made by using the electricity generated on-site.

 RHI is the sister scheme of the Feed-in Tariff, and designed to promote the uptake of renewable heat technologies.

 The installer and the products must both be certified under the Microgeneration Certification Scheme (MCS), except hydro and anaerobic digestion which have to go through the ROO-FIT process.

 The Generation tariff of FiT and RHI are index linked for 20 years

Applications for RHI and FIT can be lengthy and multifaceted including complex metering reports, specific timeline requirements and appropriate application data.

4.4 Estimated Energy Demands & CO2 Emissions

In order to ascertain expected energy consumption from differing types of building, CIBSE Energy Benchmarks – TM46:2008 will be utilised along with estimated figures for the residential aspects of the developments. The benchmarks below are given on a kWh/m2 basis.

Electrical Fossil-thermal kWh/m2 kWh/m2 Hotel 105 330 Apartments 30 90 Houses 40 120 Office 90 120 Small Retail 165 0

With these energy benchmarks, the areas of each development type and the Carbon Reduction Commitment carbon conversion factors, the estimated annual consumption for both electricity and gas and the carbon emissions for each building type can be estimated.

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There are currently 4No differing options for the Masterplan development detailed below:

Option 1 Residential Area Types Other Area Types Business 1 Bed 2 Bed 3/4 Bed Leisure/Retail 2 Bed House Industrial Hotel appartment apartment House (sqm) (sqm) Cluster A 19 55 0 55 0 935 0 Cluster B 18 49 14 29 0 460 0 Floors Cluster C 3 24 0 32 0 285 0 Cluster D 3400130950 Cluster E 5 18 0 0 10,410 2,600 0 Cluster F 4160 08,51000 Total no. of Units 52 202 14 129 Total Area (sqm) 2,600 14,140 1,820 18,060 18,920 4,375 0

Option 2 Residential Area Types Other Area Types Business 1 Bed 2 Bed 3/4 Bed Leisure/Retail 2 Bed House Industrial Hotel appartment apartment House (sqm) (sqm) Cluster A 12 20 0 55 0 935 2,660 Cluster B 18 49 14 29 0 460 0 Floors Cluster C 3 24 0 32 0 285 0 Cluster D 3400130950 Cluster E 5 18 0 0 10,410 2,600 0 Cluster F 4160 08,51000 Total no. of Units 45 167 14 129 Total Area (sqm) 2,250 11,690 1,820 18,060 18,920 4,375 2,660

Option 3 Residential Area Types Other Area Types Business 1 Bed 2 Bed 3/4 Bed Leisure/Retail 2 Bed House Industrial Hotel appartment apartment House (sqm) (sqm) Cluster A 19 55 0 55 0 935 0 Cluster B 18 49 14 29 0 460 0 Floors Cluster C 3 24 0 32 0 285 0 Cluster D 3400130950 Cluster E 000010,4102,6001,510 Cluster F 4 16 0 0 8,510 0 0 Total no. of Units 47 184 14 129 Total Area (sqm) 2,350 12,880 1,820 18,060 18,920 4,375 1,510

Option 4 Residential Area Types Other Area Types Business 1 Bed 2 Bed 3/4 Bed Leisure/Retail 2 Bed House Industrial Hotel appartment apartment House (sqm) (sqm) Cluster A 12 20 0 55 0 935 2,660 Cluster B 18 49 14 29 0 460 0 Floors Cluster C 32403202850 Cluster D 3400130950 Cluster E 0 0 0 0 10,410 2,600 1,510 Cluster F 4 16 0 0 8,510 0 0 Total no. of Units 40 149 14 129 Total Area (sqm) 2,000 10,430 1,820 18,060 18,920 4,375 4,170

Clusters A, B and C are on the Lowood estate with firm plans for lesiure/retail provision with a 2,660m2 hotel in options 2 and 4. The remainder of the Lowood estate will be a mixture of apartments and houses. In cluster D, the propsal is for a mix of 1 and 2 bedroom apartments with 3/4 bedroom house. Allied to this development will be ancillary leisure/retail space.

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Cluster E will be predominantly business industrial space with an option of a hotel or a small apartment provision. Lastly, cluster F will provide a large amount of business/industrial space along with a small number of apartments.

4.5 Site Wide Assessment

Existing District Heating

Despite there being no existing heat networks near to any of the clusters, there is the potential for a 1MW water source heat pump located at the sewage works across the River Tweed from cluster D. There should be an investigation conducted to ascertain whether this heat source could be incorporated into a new district heating system for cluster D and perhaps clusters A, B and C.

New District Heating

At present, on the Lowood estate there is no gas infrastructure. If this proves problematic to build the infrastructure, some form of alternative heating system will be needed in order for each of the building types to gain compliance with Section 6 Building Regulations. Therefore, some form of district heating using biomass as a heat source could be utilised.

Technology Size (kW) Energy Met (kWh) CO2 Saving Biomass 406 881,280 19.8%

In terms of size, it would be likely that a biomass boiler in the region of 406kW would be able to provide a large proportion of the heating needs of the residential development. This would have the potential to mitigate around 19.8% of carbon emissions/

The estimated installed cost of the network would be around £263,765 which would produce a payback of 11 years’ due to RHI payments. At present, the cost per kWh of both biomass chips and pellets are more than the cost of gas per kWh. Forecasting of future energy prices

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has been achieved by raising the cost at present by the Retail Price Index (RPI). In reality, costs will rise independent of this metric, therefore there could be a future scenario where gas costs are more expensive than biomass which would shorten the payback period.

Technology Capital Cost (£) Payback (years) Lifetime Savings (20 Years) Biomass £263,765 11 £353,751

4.6 Building Type Technologies

Throughout the differing range of buildings that are within the masterplan, there are a number of technologies that will be suitable for low or zero carbon generation. Allied to this, there will also be technologies that will not be suitable either for the profile of the building or where they are located within Tweedbank. The table below details the expected occupancy of each building type, the options that would not be suitable and what would be recommended for each type of building.

Building Type Occupancy Discounted Recommended Options Technologies Hotel No. of weeks – 52 GSHP – Insufficient PV – Could provide space for this technology significant carbon No. of days – 7 savings by offsetting Wind - Proximity of grid electricity Electricity – 105 kWh/m2 other buildings raises issues with noise, Solar thermal – Could Fossil-thermal – 330 downstream turbulence be utilised but carbon kWh/m2 & strobing savings will be small

AHSP – Could provide heating and hot water

CHP – Could provide significant savings through production of electricity

Biomass – Proposal in cluster A could be incorporated in Lowood district heating scheme Residential Apartments No. of weeks – 52 CHP – Inconsistent heat PV – Could provide demand significant carbon No. of days – 7 savings by offsetting Wind - Proximity of grid electricity Electricity – 30 kWh/m2 other buildings raises issues with noise, Solar thermal – Could Fossil-thermal – 90 downstream turbulence be utilised but carbon kWh/m2 & strobing savings will be small

GSHP – Insufficient AHSP – Could provide space for this technology heating and hot water

Communal heating – centralised heating system could provide some carbon savings

Biomass – Could be incorporated in Lowood district heating scheme

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Residential Houses No. of weeks – 52 GSHP – Insufficient PV – Could provide space for this significant carbon No. of days – 7 technology savings by offsetting grid electricity Electricity – 40 kWh/m2 CHP – Inconsistent heat demand Solar thermal – Could Fossil-thermal – 120 be utilised but carbon kWh/m2 Wind - Proximity of savings will be small other buildings raises issues with noise, AHSP – Could provide downstream heating and hot water turbulence & strobing Biomass – Could be incorporated in Lowood district heating scheme

Small Retail No. of weeks – 52 GSHP – Insufficient PV – Could provide space for this technology significant carbon No. of days – 7 savings by offsetting CHP – Inconsistent heat grid electricity Electricity – 165 kWh/m2 demand

Fossil-thermal – 0 kWh/m2 Wind - Proximity of other buildings raises issues with noise, downstream turbulence & strobing

AHSP – No/small heat load

Solar thermal – No/small heat load

Biomass – No/small heat load

Technological Considerations

In terms of a technology that would be considered to be appropriate for all the building types would be PV. This technology would give paybacks of around 11-13 years depending on the size of the system and hence FiT payments afforded to it. The traditional constraints with this technology are the amount of roof space available (this can be hard to ascertain if there are building services on the roof) and orientation of the panels which should ideally be facing due south on a 30˚ incline.

Solar Thermal

Solar thermal could be utilised in most of the buildings where there is a heat load. However, the carbon emissions that are mitigated from installing this technology is minimal due to a combination of the small amount of energy produced and that it will only mitigate the carbon emissions associated with fossil fuel which is at present around 2.5 times less intensive than grid electricity. The payback for these systems for most buildings would be in the region of 14 years.

ASHP

Where there is heat demand, ASHPs could potentially provide a solution that will significantly reduce carbon emissions. In applications such as residential, to fully benefit from the system, they should only be used for heating and not for cooling during summer period which will result in increased carbon emissions from electricity that would otherwise have not been

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used. In terms of performance, a sCoP of around 3.5 would provide 3.5 units of heat for every unit of electricity. This would allow the heating to be less carbon intensive at around 0.127kg/CO2 compared to gas at 0.183kg/CO2. Another aspect that works in ASHPs favour is that the electricity grid has been consistently ‘greening’ over the last 5 years, therefore if this continues the carbon emissions factor would reduce further. One potential drawback from these types of systems is that they are not silent in operation due to the fan on the outdoor unit. Site specific studies would need to be carried out to ascertain whether this would be obtrusive.

GSHP

Depending on ground conditions and the availability of space within a zone, horizontal or vertical ground source heat pumps could provide significant carbon savings. A horizontal GSHP would need a large area of land such as a football field to be technically and economically feasible and utilises the heat from the ground which has been heated by the sun. The effect of extracting large amount of heat from the ground could deplete the store for future heating seasons unless the system is also used to cool the building thus replenishing the heat store. However, in doing this would increase carbon emissions if cooling wouldn’t normally be present in a building. A vertical GSHP would require less of an area, however there would be substantial civil engineering costs for the boreholes. The issue with extracting too much heat from the ground is not as much of an issue as with a horizontal GSHP.

Wind

At the majority of zones within Tweedbank, wind turbines would not be suitable due space constraints along with proximity to other buildings and the noise/strobing that they would create. There are two varieties turbines; horizontal axis and vertical axis. Whilst horizontal axis turbines would create large amounts of electricity, there would be significant noise associated with this and would take up substantial space. A vertical axis turbine, would produce significantly less electricity and is not as efficient as the vertical axis turbine at capturing energy from the wind. However, they are less noisy and do not need as big a footprint as the horizontal axis type.

CHP

If specifying a CHP installation there would need to be a consistent thermal demand on a daily basis to justify its use on both an economic and technical level. This means that during periods where there is little or no thermal demand (for example in summer), it would be better not running the system hence the advantages of creating electricity are lost and paybacks are lengthened. A typical example of where a CHP system may be used is for heating an indoor heated swimming pool. If, for example the school were to have a swimming pool, this would then be the ideal solution to significantly reduce the buildings carbon emissions.

Biomass

In areas within the masterplan where there is space for an additional energy centre to what is already proposed there could be potential to install a biomass boiler to meet a large proportion of heating and hot water requirements. Gaining planning permission for a biomass installation may prove to be a hurdle particularly in areas of greenbelt land due to the carbon emissions from burning biomass. There would also need to be investigations into fuel supply which in Scotland, at present, is plentiful. Lastly, deliveries and storage of biomass would need to be looked into.

4.7 Estimated Carbon Savings

Calculations to ascertain percentage carbon savings from the installation of each feasible technology have been normalised on either percentage roof space or technical constraints of the system. These are detailed below:

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 PV – sized at 10% of roof space  Solar Thermal – 30% of DHW  CHP – 30kW system  ASHP – 28kW system

Technology/Building Type PV Solar Thermal ASHP CHP Hotel 8.0% 1.0% 10.5% 7.5% Residential 18.3% 2.3% 24.7% Apartments Residential Houses 13.7% 1.7% 43.2% Small Retail 7.1%

For each building type, there would be good savings afforded by the installation of PV panels. These results would rely on optimum placement of the panels facing due south on a 30˚ incline. Solar thermal installations would produce small savings in carbon emissions. ASHPs could also make significant contributions to achieving carbon emissions reductions, however sizing of these systems based on the actual buildings would need to be completed.

4.8 Estimated Paybacks

The following assumptions has been made in calculating the paybacks for the various technologies:

 Current non-domestic FiT and RHI rates have been used  Average energy costs of 10.39p/kWh for electricity and 2.33p/kWh for gas have been used  Capital costs have been estimated from previous quotes for each technology  RPI of 2.79% has been used

Technology/Building Type

PV Solar Thermal ASHP CHP Hotel 13 14 8 17 Residential 12 14 13 Apartments Residential Houses 12 14 13 Small Retail 12

The paybacks for installing PV on each of the building types are between 12-13 years due to a combination of the FiT and not using grid electricity. Solar thermal installations will each have a payback of around 14 years which is mainly due to the RHI income and not from savings from not using gas to heat water. For the domestic building types, an ASHP installation would produce a payback of around 13 years. Where there is a higher heating load and running hours, as in the hotel, the payback is significantly reduced to around 8 years. For a CHP installation at the hotel, the payback would be long at 17 years.

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4.9 Recommendations

This high-level assessment of district heating systems and building type technologies has provided a number of recommendations for inclusion within the masterplan. It is expected that buildings being constructed to a best practices air tightness of 3m3/(h.m2) and with high efficient building services equipment would pass building regulations without any low/zero carbon generation. If low/carbon generation is needed then PV, which is recommended for each building type should be utilised over solar thermal for any roof top installations. These systems will have the potential to mitigate good amounts of carbon emissions from not utilising grid electricity.

At present, there is not gas infrastructure on the Lowood estate. If there are issues with constructing this on either economic or technical grounds, a good solution to ensure complying with Section 6 Building Regulations would be to construct a district heat network using biomass as a heat source or installing ASHPs on individual properties.

For future building regulations or future planning regulations that do require on site generation, ASHPs would be a technology that would complement any PV installations. The use of ASHPs as opposed to gas fired boilers would also future proof against expected rising gas prices and as the electricity grid ‘greens’ will provide further carbon savings.

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