Tweedbank retail fears countered by developer

EXCLUSIVE by DOUG COLLIE

The claims made by objectors that a £14 million retail park including a 71-bedroom Premier Inn hotel at Tweedbank in the Central Borders will have a devastating impact on the economy of nearby towns as well as inflicting environmental damage have been dismissed by representatives of the developers.

Fears have been expressed that local businesses in Melrose and Galashiels will be forced to close once the proposed scheme is up and running as it will attract customers and footfall away from the high streets.

In addition experts say the loss of a large number of mature trees to make way for the construction work is unacceptable. Many of those trees are the subject of a Scottish Borders Council TPO (Tree Preservation Order).

But an Economic Impact report prepared for the project applicants, Edinburgh-based Manor Place Developments, includes some big numbers on job creation, investment and expenditure by additional visitors.

The study by Turley Economics, of Manchester, explains the project constitutes:: • 71-bedroom Premier Inn hotel with landscaping and car-parking • 2,044 square metre foodstore  • 167 square metre Costa drive-thru restaurant ; and • BP Petrol Filing Station with M&S/Wildbean Kiosk (Sui Generis). The application site covers about 5.8 hectares and has never been developed, despite being land zoned for development for around 40 years as part of the Tweedbank Industrial Estate.

Turley's report in support of the planning application says: "The construction phase will support important investment in the construction sector, equating to £14.25 million, inclusive of professional fees and infrastructure costs. Investment of this scale could be expected to support a gross average of 95 FTE (full time equivalent) construction-related jobs on site over the anticipated  15 month construction period."

An assessment of Investment and Gross Employment  concludes: "Applying the appropriate GVA (Gross Value Added) measures to the net additional employment impact generated by construction indicates that an additional £9.3 million in GVA could be generated".

The report then examines net additional employment following completion. It says: "Evidence supplied by the client shows  the development will support a total of 125 gross jobs on site during its operational phase. Once splits between the number of full and part-time workers have been accounted for, the gross FTE jobs supported will number 75."

And Turley predict a bonus for the council in the shape of extra business rates. Analysis of similar properties indicates that the business rates to be collected annually by the council once the businesses are operational, will equate to some £370,000 per annum.

The new Premier Inn's guests will also bring benefits to the local economy, claims the assessment document. 

The 71 hotel rooms are expected to accommodate about 29,250 overnight stays on an annual basis. The accommodated guests could be expected to spend up to £1 million annually in the local economy. This figure represents wider spending that will be generated on retail and leisure activities, not inclusive of expenditure on accommodation and transport to and from the destination.

In conclusion Turley say: "- Both the temporary construction and lasting operational economic impacts of the proposed development will support local and national policy commitments to driving sustainable economic development. Positive impacts in terms of employment and productivity will be generated, and will therefore support and drive further growth in Scottish Borders’ economy, particularly in terms of the local tourism industry."

The developer's planning consultant Phil Pritchett states in an email to council planners: "It should be noted that the Premier Inn is focused on providing high quality and reliable bedroom accommodation with a limited food and beverage offering. The new visitors expected would therefore seek out food and beverage offerings locally. Melrose in particular stands to gain significantly from the locational qualities of the hotel and there will therefore be a positive knock on effect on the town as a result."

In a reference to concerns over potential losses caused by tree felling on site Mr Pritchett says: "It does not appear to have been mentioned by respondents regarding the overall quality of the TPOd trees and also the fact that a large swathe of trees within the same TPO area were removed by the council when it was considering sites to accommodate the Great Tapestry of Scotland.

"The proposed use was not in that instance for employment use whereas the council supported the location and also the removal of all of the trees. This remains a material consideration in the determination of this planning application as the reasons given for locating the Great Tapestry for Scotland at Tweedbank are similar to those which we have given in support of this tourism related proposal."