The Co-op Group which is a major retailer and investor in most Scottish Borders towns has fired a warning that the planned gateway retail park at Tweedbank has the potential to draw more than £13 million worth of trade out of Melrose, Galashiels and Selkirk.
Glasgow-based consultants North Planning & Development have lodged a strong and wide-ranging objection to the Borders Gateway project with Scottish Borders Council on behalf of the Co-op. The written submission predicts the proposed scheme could seriously damage the vitality and viability of several nearby towns as well as the village of Newtown St Boswells where the group also has a store.
"The proposed convenience good sales floor space [at Tweedbank] exceeds the combined convenience sales floor space within Melrose, Newtown St Boswells and St Boswells", according to North. "The development of up to 2,310 square metres of retail floor space at Tweedbank would cause significant harm to the vitality and viability of Melrose, Selkirk, Galashiels and Newtown St Boswells".
North estimate the Borders Gateway project being promoted by Manor Place Developments, from Edinburgh, would have a total turnover of between £14.1 million and £16.3 million - "significantly higher than the applicant's estimate of £10 million".
The Co-op submission continues: "The applicant's study predicts a three per cent trade draw from Melrose town centre, something we consider to be an under-estimate. It is reasonable to assume at least 10 per cent of the proposed development's trade would be drawn from Melrose.
"This would result in a trade draw of £1.28 million if the proposed food store were operated by a discounter and £1.52 million if it were operated by a mainstream convenience retailer. Retail imports on this scale would have very serious consequences for Melrose town centre, most likely bringing about store closures".
North calculate that 72% of the trade drawn to Tweedbank would be from Galashiels (£10.94 million) and 12% from Selkirk (£1.82 million).
According to the submission: "The anticipated impacts on Galashiels town centre are less significant. But the proposals will certainly not support the health of the centre which is experiencing challenges, as evidenced by recent Scottish Borders Council retail surveys.
"The council's survey data illustrates the fragile nature of the town centres, particularly Melrose where vacancy rates [of shop premises] have been steadily increasing and pedestrian footfall declining."
North warn the proposed development which also incorporates a 70-bedroom hotel, will only serve to draw trade away from the town centres, something which will undoubtedly lead to further reductions in footfall and resulting increases in vacant floor space.
In a separate objection to the retail park Galashiels Community Council claims the current Scottish Borders Council Local Development Plan says that this Tweedbank location is safeguarded for business and industrial use and therefore as the application is predominately retail based, the application should be refused.
In a letter to planners the community council's Richard Kenney says: " There will be detrimental effects on Galashiels if this out of town development should go ahead. The increased number and capacity of petrol stations for the area will result in lack of business overall and the possible closure of existing businesses.
"Existing Galashiels retailers are already facing severe economic challenges and the addition of another store and major catering provider in this location would increase the possible closure of more Galashiels shops and therefore create the loss of more jobs."
The community council points out that while it is looking at the planning application through the auspices of Galashiels its members feel they should also mention that Melrose would also suffer adversely should this planning application be approved. In fact, as reported recently, Melrose Community Council has lodged its own objection.
Other points made in Mr Kenney's written objection include:
· There are more appropriate sites for hotel provision in
Galashiels such as the previously identified Burgh Yard location and also the
field on the south side of the A6091 just past the Galafoot Bridge. Other
locations also require more investigation.
· With the Transport Interchange facility, the railway
station and the forthcoming Great Tapestry of Scotland building all being
located in Galashiels, Scottish Borders Council should be concentrating all its
efforts to ensuring the success and future sustainability of these and the town
of Galashiels. The Tweedbank planning application is detrimental to all this and
therefore should be refused
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