PLANNING BRIEF SUPPLEMENTARY PLANNING GUIDANCE AUCTION MART SITE (Existing) NEWTOWN ST BOSWELLS March 2007 Index Page No. Indicative Site Boundary 1 1 Introduction 2 2 Site Description and Context • Site Description and Land Use Classes 2 • Site Context and Visual Characteristics 4 • Site Planning Considerations 6 • Design Statement 8 3 Urban Design Objectives • Objectives 10 • Landscaping 12 • Preferred Concept for the Expansion of the Village Centre 12 • Form 13 • Materials and Detailing 13 4 Open Space System • Open Space 14 • Play Space 15 5 Other Environmental Aspects • Building Retention 18 • Archaeology 18 • Ecological Impact 18 • Energy 19 6 Housing • Product and Mix 20 • Affordable Housing 20 7 Education 20 8 Shopping and Health 20 9 Movement 22 10 Water Resources and Waste Management 23 11 Developer Contributions and Conditions 24 12 Summary of Information to be Submitted with a Planning 25 Application 13 Related Material / Contacts 27 List of Illustrations Page No. Indicative Site Boundary 1 Plan 1 Visual Characteristics 3 Plan 2 Site Planning Considerations 5 Plan 3a Concept 7 Plan 3b Density Map 9 Plan 4 Existing Retail Use 11 Views of Village Centre 16 Plan 5 Scenic Area Map 17 Plan 6 Area for Coordinated Highway Design 21 Note: All plan scales contained within this Brief are annotated ‘Meters’ due to the GIS software used to replicate them being from the USA in origin. Reference to all ‘Meters’ in this document are to be read as ‘Metres’. 1 1 INTRODUCTION 1.1 This Brief sets out the main opportunities and constraints relating to this site, and is intended to create a framework for its future comprehensive development within the forthcoming Local Plan period (5 years from the anticipated date of Adoption 2007). The Brief identifies where detailed attention to specific issues is required and where developer contributions will be sought. 1.2 The Brief should be read alongside relevant national and local planning guidance, a selection of which is provided within this document. 2 SITE DESCRIPTION AND CONTEXT Site Description and Land Use Classes 2.1 The site, approximately 9.6 Ha, is currently in agricultural/commercial use and is situated on the eastern fringe of Newtown St Boswells. The site slopes gently North to South with an area to the South East falling away to an underpass below the A68 Trunk road and beyond to the River Tweed. 2.2 The site is not formally allocated for development, but is within the village boundary as defined by the Scottish Borders Local Plan: Finalised (December 2005). It is considered appropriate for a mixed use development comprising predominantly residential, plus commercial (Classes 1, 2 and 3) and ancillary community facilities (such as Class 10) and a medical healthcare facility. A limited amount of small business development (Class 4) could also be appropriate. Part of the site lies within the Eildon and Leaderfoot National Scenic Area and an Area of Great Landscape Value. Sites of Special Scientific Interest are situated to the north and south eastern edge of the site (See Plan 5 below). 2.3 The sites use classes will be predominantly for housing but other uses that may be clustered and permitted around the perimeter of the proposed village square/green are as follows; • Class 1 – Shops • Class 2 – Financial, professional or other services • Class 3 – Food and Drink • Class 4 – Business • Class 9 – Houses • Class 10 – Non-residential institutions • Sui generis – Medical healthcare facility 2 3 Site Context and Visual Characteristics 2.4 Newtown St Boswells is located on relatively flat land to the west of the River Tweed near the south eastern slopes of the Eildon Hills. Most of the village is concentrated on land between two steep sided, largely wooded burns that run down to the Tweed, often referred to as Deans (or Denes). The Dean of the Sprouston Burn to the north and the Bowden/Newtown Burn to the south are important features to the layout of the village, setting partial limits to northern and southern expansion of the built up area. 2.5 The Auction Mart site has clearly defined visual characteristics. The Deans, with their associated woodland, form visual boundaries along the northern and southern boundaries. The eastern roadside (A68) boundary is partially contained by a roadside hedge, road banking and sporadic young tree cover. The western boundary is more irregular but also has visual containment provided by recent woodland planting to the east of the Council car parks on the former railway embankment. The southern end of the site is contained by some industrial units, the Co-op retail store and Health Centre. 2.6 Long views out of the site are predominantly to the west and north west, towards the National Scenic Area of the Eildon Hills (see Plan 5 - page 17) and to the east and north east towards Bemersyde and the Wallace Statue. Both these views are of high scenic value and contribute to development quality and a unique sense of place. In return, the site is therefore also highly visible from the Eildon Hills and from the Wallace Statue. The south east corner of the site is most visible from both vantage points. Considerable care needs to be taken so that the form of development within the site (including roof form, material and colour) does not detract from the overall quality of the designated areas. 2.7 In addition, there are shorter-range passing views of the site from travel in both directions on the A68, with the existing vegetation providing only partial screening. The A68 is a key thoroughfare to and through the Borders. The sensitive treatment of the eastern edge of the site is, therefore, critical. Layout must avoid property backs facing directly onto the A68. Sprouston Burn and part of Bowden Burn are Sites of Special Scientific Interest (SSSI – see Plan 5 below) and form part of the Borders Woods Special Area of Conservation (SAC). Both Burns also drain to the River Tweed SAC and SSSI. The Local Planning Authority and Scottish Natural Heritage will thus need to be satisfied that suitable layout, design and controls during and after construction are utilised to prevent contamination of these sites of national significance (see also Section 10 below). See Plan 1 opposite 4 5 Site Planning Considerations 2.8 Given the sensitivities identified above, several actions are required to avoid and to mitigate potential impacts from new development. 2.9 The existing perimeter vegetation should be retained and strengthened. In addition to any necessary tree protection measures, a northern buffer zone of at least 10-15m, a southern buffer zone of 10-15m reducing to 5m and a western buffer zone of 5m should be reserved next to the existing woodland areas to prevent problems of root disturbance, shading of buildings and garden areas, windblown hazard from falling branches etc. Refer to paras 3.17-3.19 below for further guidance and BS Standard. 2.10 The eastern boundary should be strengthened to provide both visual and acoustic screening between the main road and the site developments. An earth bund of 30m width with woodland planting should be formed and contoured to natural profiles, not exceeding 2m in height. This will address the needs of both Scottish Natural Heritage and the Local Planning Authority to soften the impact of new development on the National Scenic Area/area of Great Landscape Value. This planted edge may need to be supplemented with an acoustic fence adjacent to the highway. Noise assessments will determine the design and placement of any acoustic barrier, which will also need to be carefully integrated and screened by roadside planting and provision made for its long-term maintenance. The exact width of this eastern strip may vary, but should ensure visual separation between the A68 and any development/plot boundaries, enable ease of maintenance for the landscape strip, accommodate the earth bund and enable noise attenuation to acceptable levels. As a guide to design the Scottish Executive’s Design Guide for Roads and Bridges can be utilised (Volume 10a - Environmental Design, Section 5 – Design Guide for Environmental Barriers and Volume 11 – Environmental Assessment, Section 3 – Environmental Assessment Techniques). 2.11 The woodland planted buffer zones should comprise native trees and shrubs, with the latter planted at 1.0m centres. A full landscape scheme should be submitted with any detailed planning application to identify the planting plan showing species mix, density, plant specifications, guarding, stakes, any fencing, and ground preparation/workmanship details. The landscape scheme must demonstrate how it is coordinated with levels, underground services, lighting and development proposals. 2.12 No such wooded or planted corridor areas (as shown on Plan 3, page 7) will contribute to the open space requirement which serves either the play or casual recreation/amenity open space requirements. 2.13 Due consideration of the impact of rainwater run-off from the proposed bund/ planted corridors on both the Sprouston and Bowden Burns will be required to minimise the environmental impact and to mitigate flash flooding and bank erosion. This will form both part of the Drainage Impact Assessment and Ecological Impact Assessment for the Borders Woods SAC and River Tweed SAC (see Sections 5 and 10 below). 2.14 All open space and landscape/buffer/planting areas should include arrangements for their aftercare in perpetuity (see CABE reference in Section 13 below). See Plan 2 opposite 6 7 Site Planning Considerations (Continued) 2.15 The form and nature of the new development should be of a character, in terms of built mass, structure and materials that fits into the existing fabric of the village. Development heights should therefore range from one floor (plus roof space rooms) to not more than two floors (with possible roof space rooms).