Nature and history could constrain design of Lowood scheme

EXCLUSIVE by DOUGLAS SHEPHERD

The presence of a rare species of bat and traces of a medieval village with bridge footings in the vicinity of the River Tweed have been flagged up as possible constraints on the £200 million worth of developments planned for Lowood Estate, near Melrose.

Mention is made of both issues in Scottish Borders Council's briefing note for consultants preparing Supplementary Planning Guidance on how mixed use development should take place as an extension to Tweedbank village.

According to ecology officers working for the council: "The most significant issue is regarding impacts on bats (European Protected Species).  The presence of bat roosts of a scarce species such as noctule bat (Latin name nyctalus nocula) could significantly constrain the design of any development. 

"A significant unknown factor is the presence of bat roosts and their supporting habitat. The design of the development should be informed by an assessment of impacts on bats to protect bat roosts and their connecting/supporting habitats.  

"As a long-established parkland habitat on the banks of the lower River Tweed, with a range of built structures, it [Lowood] is likely to support a number of bat species and their roosts including common and widespread species such as common pipistrelle, soprano pipistrelle, brown long-eared bat and widespread species such as daubenton’s bat and natterer’s bat and scarce species such as noctule bat (the latter recorded here in 2010)."

The ecology department's observations explain: "Development that requires disturbance or destruction of bat roosts may be possible under a derogation under the Conservation (Natural Habitats & c.) Regulations 1994 (as amended) (a European Protected Species licence) provided that the three key tests are met. 

"There is a risk that a disturbance or destruction of a noctule bat roost (a tree roosting species, scarce in Scotland) would not meet the three key tests as it may affect the favourable conservation status of the species in Scotland, where it is at the edge of its range. This may require the retention of certain bat roosts and the supporting habitat (woodland, parkland, hedgerows) which may constrain the design of a development at this site."
The Bat Conservation Trust says the noctule bat has become scarce in some areas of intensive agriculture. "The noctule bat has declined in Britain, owing to modern intensive agricultural practices resulting in the loss of suitable feeding habitat such as permanent pasture and woodland edge/hedgerows rich in invertebrate fauna. Intensive management and loss of suitable trees for roosting is a major factor", according to the Trust's website.

SBC's own Technical Advice Note on Bats, aimed at developers, states: " Before considering whether or not to approve a planning application, Planning Authorities must establish whether European Protected Species (EPS) such as bats are present on development sites and what the implications of this might be.

"Applications for planning permission may be recommended for withdrawal or refused without adequate information, including relevant surveys. Planning Authorities require adequate survey information to determine whether bat roosts are present, are likely to be affected by the development and to fully consider potential impacts on bats prior to the determination of an application.

" Planning permission will not be granted without the Planning Authority having satisfied itself that the proposed development either will not impact adversely on an EPS on the site or that, in its opinion, three tests necessary for the eventual grant of an EPS licence are likely to be satisfied".

Jim Hume, formerly a Liberal Democrat list MSP for South of Scotland was the noctule bat’s designated species champion, nominated by Environment Link.

Meanwhile the council's archaeological section has this to say about the presence of Bridge End cottages on the Lowood estate:

"The name ‘Bridgend Cottages’ refers to a medieval bridge that formerly stood north of the site connecting Lowood with Easter Langlee.  It’s likely this was constructed by Melrose Abbey and connected the Girthgate to the north with the Selkirk and Eildon roads. 

"Not only is it likely for bridge footings to survive, but the old historic road may as well.  There are historic sketches of the bridge from the 17th and 18th century showing Lowood in the background, which leads on to the biggest issue.  There would be an opportunity to replicate the design of the former medieval bridge through any new footbridge design.

"The sketches clearly show a settlement at Bridgend which likely pre-dates the existing structures.  The village of Bridge-end is listed in the First Statistical Account for Melrose Parish (1790s).  The size and extent of the village is unknown but the sketches suggest several large buildings.

Much of the archaeology can be dealt with through conditions, though the presence of a medieval village is a major constraint that will need to be addressed certainly in advance of development and ideally in advance of consent."