Scottish Borders Council told consultants bidding to provide Supplementary Planning Guidance (SPG) for the development of the Lowood country estate, near Melrose, that the high quality parkland "can satisfactorily accommodate" more than the 300 houses indicated in original Masterplan proposals.
There have already been warnings from development experts that the beautiful landscape around the Lowood mansion house would be ruined by residential construction on such a vast scale, and there would be environmental and ecological issues if the council proceeds to "over-develop" the 109-acres it recently bought for £9.6 million.
It has even been suggested a maximum of 50 new homes should be erected on Lowood which stands close to the banks of the River Tweed, a Special Area of Conservation.
But according to a briefing note, prepared by the council to assist in the preparation of a £20,000 report outlining SPG issues and solutions: "It should be noted that although the indicative site capacity for housing is 300 units, it is likely the overall site can satisfactorily accommodate an increased number."
The briefing note claims: "Development of the Lowood site represents a major opportunity to deliver a sustainable and successful mixed use development taking full advantage of the new Borders Railway line. The development will complement and have strong links with the settlement of Tweedbank and will contribute towards the wider regeneration of Galashiels.
"The site is set within an extremely attractive location
offering a range of opportunities to produce a high quality development. Given the large size and sensitivity of the
site it is important that a detailed SPG is produced to a high standard which
will ensure a high quality and appropriate development is delivered at the end
of the process. It is important that development proposals within the SPG are
realistic, deliverable and free from significant / major constraints."
And the council says the site has many features which make it attractive to both
potential developers and purchasers in the area "with a proven housing
market".
But the alleged strength of the local housing market has already been challenged by independent consultants who have variously described demand as "weak" and "fragile". There is said to be little or no interest in the area from major house builders which makes SBC's strategy somewhat risky, they claim.
The generally upbeat Lowood brief from the local authority says the project "offers very substantial
employment opportunities for the private and public sector both in the
construction phase and longer term, and has scope for delivery of a large
number of homes. The site is located within the heart of the Scottish Borders
where there is a well proven market interest and demand."
A number of site constraints have also been listed by SBC. The note indicates the extreme western low lying part of the site is at 1:200
year flood risk and could not be developed upon. The River Tweed is a Special Area of
Conservation and a Site of Special Scientific Interest.
"The landscape character and setting in which the sites are
located have significant importance. The SPG must ensure the design of a
development which will not have a negative impact, allowing the development to
enhance residential opportunities without impacting on the setting of the
landscape assets and River Tweed.
"The second part of the process should identify appropriate land uses within the identified developable areas. This should include appropriate sites for a
variety of mainstream market sector housing types, care housing (discussions
are taking place to provide an on-site dementia unit), affordable housing
(currently 25% of overall housing total), industrial / business uses, open
spaces, potential small scale convenience needs retail and landscaping."
Instructions aimed at potential contractors say the SPG should:
*Promote a popular neighbourhood
which complements Tweedbank and Galashiels
• Produce a site development which
will encompass and promote high quality sustainable building design and low
carbon heat
•Maximise the regeneration
opportunity that the Borders Railway offers
• Stimulate
regeneration of the riverside through a vibrant mixed use development
integrating with the existing character and environmental context of Tweedbank
•Ensure long term economic and social benefits
for both Tweedbank and Galashiels existing and future residents and visitors
•Create an inspirational approach to
building design, architecture and public realm including indicative layouts
where appropriate.
The final report on Lowood SPG is scheduled for presentation to councillors by the end of June. However, there are only officers and no elected members on the SPG steering group.
NEXT: MORE FROM THE BRIEFING DOCUMENT
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