New housing on greenfield land to be Borders norm

BORDERS LOCAL DEVELOPMENT PLAN EXAMINATION

by LESTER CROSS

Eighty per cent of the established housing land supply in the Scottish Borders is classified as "greenfield" with the remainder currently accommodating so-called brownfield sites - in sharp contrast to the aims of revised national planning policy which strongly promotes the re-use of derelict plots and empty buildings.

But, in a submission to Scottish Government planning reporters who are examining the region's Local Development Plan (LDP), council planners claim the overwhelming emphasis on greenfield housing sites is unavoidable in a rural area with its limited supply of brownfield available for redevelopment.

The largest single greenfield development locally will be the construction of at least 300 houses plus infrastructure and commercial facilities on the 110-acres Lowood estate, near Melrose which the local authority purchased for £11 million four years ago.

As part of investigations into the many unresolved items in the new LDP, reporters issued a request for further information about the Lowood proposals which amount to a sizeable extension of Tweedbank village. The written response has been published this week.

SBC sets out its position on specific issues including the landscape impact and woodland protection as well as the possible affect to the River Tweed Special Area of Conservation (SAC).

The reasons for the lion's share of future housebuilding on greenfield sites is discussed in considerable detail with figures showing 6,625 housing units on undeveloped land and only 1,655 earmarked for brownfield.

The National Planning Policy, part of Revised Draft NPF4 states: " Development proposals that will result in the sustainable reuse of brownfield land including vacant and derelict land and buildings, whether permanent or temporary, will be supported. In determining whether the reuse is sustainable, the biodiversity value of brownfield land which has naturalised should be taken into account. b) Proposals on greenfield sites will not be supported unless the site has been allocated for development or the proposal is explicitly supported by policies in the LDP."

SBC has told the Government reporters that "The Council’s Housing Land Audit 2020 confirms that the total established land supply on brownfield sites is 1,655 units and 6,625 units on greenfield sites in the Scottish Borders, this includes sites of 5 units and over. 80% of the established land supply on large sites is on greenfield land and 20% on brownfield land. This can be explained by the rural character of the Scottish Borders and the relatively tight boundaries of existing settlements."

The Council goes on to acknowledge the drive within the Revised Draft NPF4 for the development of brownfield land but highlights that there is a finite supply of brownfield sites across the Scottish Borders which could not accommodate large scale housing development necessary to meet the housing land requirements of the region. 

"Furthermore, the development of brownfield land is not always the most deliverable. Whilst a number of brownfield sites are monitored within the annual Vacant and Derelict Land Survey, these sites are not of a scale significant enough to accommodate a development of this scale (Lowood/Tweedbank), they are not always located within the most sustainable location and often are identified for other uses."

According to the Borders local government planning team Supplementary Planning Guidance [SPG] and Design Guide approved for Lowood confirm a number of strategic objectives for the development including that it will lead by example in implementing the Scottish Government’s and the Council’s commitments to the achievement of net zero carbon emissions and to facilitate the establishment of a responsible, resilient, forward-looking community which responds decisively to the challenges of climate change, employing state-of-art technologies and producing its own renewable energy.

"The council is satisfied that the strategic objectives of the SPG reflect the ethos of the spatial principles set out within the Revised Draft NPF4."

The submission points out that any impact of development at this site upon local infrastructure and service providers has been considered in great detail through the site assessment process. 

"Through the process of the preparation of the Proposed Plan, the NHS advised that they will require to review Tweedbank in terms of likely potential for development and current health service provision based on the size of the development/proportion of the local population that the development would represent. Whilst the Council will continue to discuss and communicate with the NHS as development proceeds, it is the NHS’s responsibility to provide sufficient healthcare to the community."

Development of Lowood is expected to commence within the eastern portion of the site, initially serving the business zones, where funding has been secured through the Edinburgh and South East Region City Deal. 

"The Council would refute the assertion that ‘it is clear from the draft SPG that the predominant mode of access will be by way of car and motor vehicles. This site is undoubtedly one of the most sustainable locations for development in the Scottish Borders due to its location at the terminus of the Borders Railway line with links to alternative modes of transport including public transport, paths and cycle ways. 

"The Scottish Borders is a rural authority and there will always be reliance on the car as a mode of transport to a certain extent. However, the site in question is highly sustainable in terms of access to alternative transport modes which will significantly reduce this reliance. Overall, it is considered that the site offers a strategic opportunity due to its immediate proximity to the railway terminus and its location within the Central Borders. The continued allocation of this mixed use site is therefore sought into the forthcoming LDP. The Council remains of the view that this is an effective and deliverable site which should remain within the Local Development Plan."

The target date for completion of the Borders LDP examination is given as May 2023.