Tapestry Way Regeneration Study & Action Plan

Tapestry Way

Regeneration Study & Action Plan

A project aiming to weave together the threads of Galashiels’ unique history, community, identity and places.

STUDY OVERVIEW | THE TEAM & SCOPE

Energise Galashiels Trust

Mike Gray

Jon Andrews

Jim Carrie

John Gray

South of Scotland Enterprise

Julie Hogg - Community Development Specialist

Scottish Borders Council

Graeme Johnstone

Project Team

Architect - Oberlanders Architects LLP

Catriona Hill - Architect

Jane Gill - Architect

Lewis Steele - Architectural Technician

Landscape Architect - Oberlanders Architects LLP

Tina Muldowney - Landscape Architect

Tomasz Stasikowski - Landscape Architect

Anna Reid - Landscape Architect

Property Consultants - Montagu Evans

Malcolm Hewines - Property Consultant

Morgan Reece - Property Consultant

Structural Engineer - Cundall

David Paterson - Structural Engineer

Cost Consultants - CBA Quantity Surveyors

Stuart Robinson - Quantity Surveyor

STUDY OVERVIEW | SCOPE & PROGRAMME

Brief 2 Report Scope

This report has been prepared on behalf of Energise Galashiels Trust by Oberlanders Architects LLP. and LUC Landscape Architects, in conjunction with Cundall and CBA cost consultants, with reference to Montagu Evans’ Market Potential appraisal.

The study seeks to:

• Analyse Galashiels’ unique assets, its place identity and appeal.

• Identify areas of opportunity with the principle aim of energising and creating improved town centre vibrancy.

• Establish an action plan of projects for further consideration, prioritisation and implementation over a short and medium time frame.

Issue No.Date

A 30/03/22 Issued for Energise Galashiels review

B 15/04/22 Final report issued

C 14/06/22 Report issued, including 22/04 feedback event

Programme

11th Jan - Commence

20th Jan - Site Visit

2nd Feb - On-line survey goes live

8th Feb - Progress meeting

14th Feb - Press release reopen day (McGowan PR)

25th Feb - Public drop-in consultation

1st March - Workshops for stakeholders

2nd March - Workshop for stakeholders

8th March - Progress meeting

29th March - Workshop for Galashiels Academy

31st March - Completion

8th April - Final presentation

22nd April - Public feedback event

STUDY OVERVIEW | GALASHIELS

Galashiels

Galashiels is one of the largest towns in the Scottish Borders. It has a population of 12,600 people.

The Textile Industry

The town has an extensive history in the textile industry and currently hosts Heriot-Watt University’s School of Textiles and Design. The river and lade, which run through the town and once powered the machinery of the textile mills, are a remnant of the town’s former stronghold as a manufacturing centre.

Transport Interchange

In 1969, the historic Waverley Line, which connected the Scottish Borders to the national rail network was decommissioned effectively severing the public transport link between the Borders and the capital. Following years of campaigning the new Waverley Railway was reinstated and in 2015 Galashiels was, once again, served by a regular train service.

The impact of the new train line has been transformational, enabling people to commute and anti commute between the Borders and the capital. Students can travel easily between the Galashiels campus and the other Heriot-Watt locations and day trippers can now visit without needing to drive.

Historic Links

Galashiels has a strong connection with Sir Walter Scott who lived in Abbotsford on the other side of the River Tweed.

Galashiels was also home to the author of the famous Scottish song ‘Coulter’s Candy’ and a statue commemorating this is located in Market Square.

Great Tapestry of Scotland

In August 2021, the Great Tapestry of Scotland centre was opened in Galashiels housing one of the world’s largest tapestries and community arts projects. Hand stitched by over 1000 people, across Scotland, it was the brainchild of author Alexander McCall Smith who envisioned a tapestry telling the history of Scotland. The new purpose-built gallery includes a visitor centre, cafe, shop and workshop area and has become a must-see destination in the Borders.

Galashiels Today

Like many former industrial towns, there are an overwhelming number of vacant properties in the centre revitalised.

Recent interventions to upgrade shop frontages have helped to turn the town centre around and there are signs that transformation is beginning.

The purpose of this study is help formulate a vision to re-energise Galashiels and facilitate town centre transformation.

Galashiels

Tapestry Way Study Area

Way Study Area

Line

Town Centre Boundary

Locations

Water

Interchange

The Great Tapestry of Scotland

Roxburgh Street Surgery

Focus Community Centre

Bank St Gardens

Cinema

Volunteer Hall

Cornmill Square (including fountain and War Memorial)

Galashiels Library

Old Gala House

Tesco Extra

Market Square

Galashiels Health Centre

Medical Practice

Study Area is based predomintely on the Tapestry Way Trail area provided by Galashiels Heartland of the Borders. We have extended this to include Gala House as an important historic and cultural feature. Any recommendations of further works outside of the study area can be found at the

Study Area is based predominately on the Tapestry Way Trail area provided by Galashiels Heartland of the Borders. We have extended this to include Gala House as an important historic and cultural feature. Any recommendations of further works outside of the study area can be found at the rear of the document.

SITE ANALYSIS -

1] - KEY PROPERTY MARKET MESSAGES

Overview from Montagu Evans Market Report:

The property market demand assessment

number of key messages:

• UK-wide vacancy data shows that smaller centres have lower vacancy levels – and which by virtue of their role are more service oriented and focus on meeting nearer community needs. Galashiels may need to look to develop that type of role for its traditional town centre area, as the bedrock of a vibrant future for the town.

• While planning policy supports a ‘town centre

high street retail sector.

• The rise – and accelerated rise of online shopping during COVID is the single most important factor in the decline of physical retailing.

• Two key town centre indicators show the decline in Galashiels town centre retail performance

rising vacancy levels. These overall trends have been ongoing for almost 15 years.

• These structural changes and supporting evidence strongly suggest there is now too much retail space in the town centre for the modern needs of Galashiels residents. A reduction in pure retail

this to be more aligned with future expected demand.

Top 10 growing retail categories

Top 10 declining retail categories

• This has resulted in sharp contraction in physical retailing – especially comparison retailing but also other sectors open to the competition from on line

Street and Douglas Bridge which now have high levels of vacancy, due to the withdrawal of many multiple UK retailers.

• While a modest reduction in overall retail some ongoing demand from new retailers. This demand is far more likely to come from independent traders - and that their space requirements tend to be smaller premises (and at such a size that could opportunities to break up larger units could be considered, and at the same time seeking to reduce intention of retaining active frontages.

• While the ambition is to reduce the number of larger units in the town, where units can be in being more resilient to future changes in the occupier - and therefore the property market.

• Residential uses are commonly promoted as a way to reinvigorate town centres. While large scale private sales housing development in the town is probably an unlikely prospect, there may still be opportunities to develop pockets of repurposed premises for housing; with the potential to capture interest from the older persons market, private rentals, affordable homes and short stay lets.

Repurposing some town centre retail for residential uses may be possible for larger premises – say taking out less valuable storage, rear of shop or

• The delivery of small scale short stay accommodation may too help to support a broader visitor base, especially as new hotel development is unlikely.

• While the commercial leisure sector is reasonable within Galashiels, there might be the

prospect of attracting a gym operator, given the growth in this sector.

• Leisure activities could be considered more broadly, encompassing more cultural activities. This would feed into the view that town centres need to offer an ‘experience’; not just retail.

good number small regionally based, professional services. There may be potential to develop more

heart of the town; towns of a similar scale appear able to support this type of venture. This might sit well alongside other activities; including F&B, health and leisure, maker space and community based initiatives.

• In the main, for many uses, the property metrics suggest that new build development may not be viable – and repurposing may be more cost effective. Repurposing of underused/ vacant premises may

Summary text provided by Malcolm Hewines of Montagu Evans. For more detailed analysis refer to Component 1 report.

Galashiels as properties on Channel Street that are currently empty. The purpose of this is to use these as indicative examples of ‘generic vacant premises’, providing a useful tool (or ‘canvas’) for generating discussion and ideas on best utilisation of any empty town centre property. This will help identify potential future opportunities and projects to re-activate empty units in Galashiels town centre.

STUDY OVERVIEW TOOLKITS AND RESOURCES

Scottish Government’s Place Principle

Scottish Government’s Place Principle

• Encourages better collaboration

• Enables more effective Community involvement

Place:

Where people, location and resource combine to create a sense of identity and purpose.

Commitment:

Work together to collaborate and ensure that a place-based approach generates maximum impact.

Implementation:

The Place Principle requires an integrated, collaborative and participative approach to decisions about services, land and buildings.

The Place Standard Tool

The Place Standard tool is a way of assessing places. Whether the place is well-established, undergoing change, or is still being planned, the tool can help to prioritise issues. The summary below is a snapshot of the assessment in diagram format.

Scottish Government’s A New Future for Scotland’s Town Centres (2021)

Scottish Government’s A New Future For Scotland’s Town Centres

• Town Centre First approach to develop a refreshed vision for Scotland’s towns

• Guidance to make our town centres greener, healthier and more inclusive places.

Town Centre Prioritisation:

Focus on local community and the wellbeing of people, the planet and the economy.

Review of tax, funding & development systems:

• Work together to collaborate and ensure that a place-based approach generates maximum impact.

• Stop incentivising development which erodes town centres.

• Review VAT on existing buildings and introduce new tax for on-line providers.

• Introduce out-of-town parking space levy

Funding of demonstration projects including:

• Town Centre living expansion

• Digital skills and use in towns

• Strategic acquisition fund to alter ownership patterns

• Climate change response projects

New Mantra: Choose to travel less when local offers more

Summary

• Place Principle

• Town Centre First

• 20 minute Neighbourhood

...tools to encourage positive collaboration

placed-based approach to help shape a more sustainable future.

Place Principle

• Place

Commitment

Implementation

...the Place Standard Toolkit helps to prioritise issues

Town Centre First

Town Centre living

Proactive planning

Digital towns

Accessible public services

Vibrant local economies

Enterprising communities

apply to Place Based Investment Fund

20min Neighbourhood

Evolved as a result of the pandemic

Increase in working from home

Reduction in commuting

Tendency to stay local

Increased awareness of community

Could Galashiels develop a

project?

let’s strengthen the Galashiels 20minute neighbourhood

STUDY OVERVIEW | RE-ENERGISING GALASHIELS - AN ATTRACTIVE, ACTIVE & ACCESSIBLE TOWN

A vibrant town centre is;

This report uses the guidance set out within Scotland’s Towns Partnership’s and the Scottish Government’s ‘Town Centre Toolkit’ and focuses on their three key themes as a way of structuring the study. These three themes are Attractive, Active & Accessible.

ATTRACTIVE;

Attractive

• Can the town engage with the river?

• Can the identity of the town be strengthened through focusing on landmarks such as the;

• Douglas Bridge

• Mill Lade & Fountain

• Bank Street Gardens

• Old Gala House

• Great Tapestry of Scotland Centre

• Can Bank Street become more of a destination

• Can more shop frontages be upgraded

• accommodate cultural uses by providing power and lighting

• Can Channel Street be upgraded to improve the pedestrian experience?

Action plan for Galashiels;

ACTIVE;

Active

• Create activity, address unused space

• Keep property in use through temporary measures such as;

• Pop-up shops

• Meanwhile solutions (window displays)

• Short term lets

• Encourage more services in town centre

• Create more housing in town area

• Consider an event programme

• Adapt to changing shopping habits

• Shop local

• Enable click and collect (loading bays)

• Encourage social interaction

• Enable farmers markets

• Build local loyalty

ACCESSIBLE;

Accessible

• Join up the networks by connecting the town trail to other town centre information and interpretation - linking key destinations

• the shared surface paving

• Inform and guide pedestrians with clear signage and good design

• Encourage cycling by providing secure cycle parking, cycle facilities and linkages

• Reduce vehicle speeds

• Improve road crossings

“By using this Toolkit in your town centre, you’ll be doing your bit to contribute to Scotland’s big future challenges – the climate emergency, health and wellbeing, inclusive growth, inequalities and community empowerment.

ATTRACTIVE;

• Engage with the river and lade by opening up views and improving visual identity

• Focus on landmarks - mark gateways

Improve open spaces with

spaces

town centre art and identity features-

ACTIVE;

Address vacant spaces

property

use

more services

town centre housing

event

ACCESSIBLE;

Improve the identity and interpretation of the town trail

Provide better visitor information with consistent messaging and graphics

Improve pedestrian safety at key locations including at the Great Tapestry of Scotland and Cornmill Square

Improve cycle access and provision

Town

STUDY OVERVIEW | PLANNING CONTEXT - LOCAL DEVELOPMENT PLAN

from

Extract from Scottish Borders Council Proposed Local Development Plan (2020) : Vol 2

PLACEMAKING CONSIDERATIONS

“The town is home to a number of public agencies as well as being a campus of Heriot-Watt University’s. The reopening of the Borders Railway, with its key stop at the newly formed Transport Interchange, has brought opportunities to develop the town with the redevelopment of redundant buildings and the creation of jobs. The arrival of visitors at the Transport Interchange should continue to increase vibrancy and footfall in the town centre.

town has been successful in attracting both housing developers and major retailers.

The character of Galashiels is mainly established by its town centre and its setting in the steep-sided river valley of the Gala Water.

The River Tweed, to the east, and the Gala Water are part of the River Tweed Special Area of Conservation, a wildlife site of international importance.

The Galashiels Conservation Area includes Bank Street, High Street, Overhaugh Street, Bridge Street and Channel Street along with a number of linking streets. The most important visual focal points are the Bank Street Gardens, around the Cornmill Square and the Great Tapestry of Scotland Gallery.

Galashiels is the main shopping centre in the Scottish Borders, aided by recent retail developments. The Core Activity Area has been reduced in order to promote opportunities for complementary uses within the town centre.

The Galashiels Flood Protection Scheme was completed in 2014 and

forward under the Flood Prevention (Scotland) Act 1961.

There are ten areas, including Bank Street Gardens, Scott Park, Victoria

. Any development proposals should therefore be subject to early consultation with the Council’s Indicative River and Coastal Flood Map (Scotland) and any other relevant

“Galashiels is in the heart of the Borders and is recognised as a key principal town in providing services, employment and retail offers to a wide catchment area

Scottish Borders

Local

STUDY OVERVIEW | PLANNING CONTEXT - THE GALASHIELS MASTERPLAN

Extract from Scottish Borders Council 2018 Galashiels & Tweedbank Masterplan The Galashiels Masterplan (Regeneration Framework)

“As part of the Borders Railway Blueprint programme, the plans present a variety of proposals to encourage people to live, learn, visit and work in the area, as well as attract inward investment through public and private sector funding.

• The Galashiels masterplan aims to regenerate the town centre, focusing on how complementary residential, retail and business space to help regenerate the town could be delivered.

• The Galashiels vision also includes regeneration-led activities, with the opening of the Great Tapestry of Scotland Visitor Centre, clearly

further projects, such as the local business-led plans to create a Galashiels Business Improvement District (BID).

• The masterplan focuses on six town centre locations within Galashiels and highlights the creation of world class connectivity, a quality active travel network and investment in existing and new buildings as key requirements if Galashiels is to become an international town which is an attractive place to live, work and visit.

• Amongst the ideas included in the masterplan is an opportunity

activities space which could host major events and festivals, farmers markets, functions and seasonal activities, in line with many towns across Europe.

• The vision also reviewed a series of potential hotel sites in the town, which would meet the demand for accommodation in the central

Place Analysis

Analysis of Galashiels town centre was undertaken at the beginning of the study, to gain a holistic understanding of the local context, constraint, opportunities, assets and connectivity within the town centre. This is used to inform our future opportunities for regeneration projects to energise Galashiels. The studies include:

• Transport & Movement

• Designations

• Arts & Culture

• Historic References

• Landscape Analysis

Place Analysis

Understanding Galashiels Town Centre Study Area

B

Galashiels Interchange

B

KEY

Tapestry Way Study Area Railway Line Watercourses

B Transport and Movement

Bus stops

Galashiels Interchange

Pedestrianised Area

Signalised Pedestrian crossings

Uncontrolled crossing

Vehicular road direction

Cycle parking

Car parking Bus routes

Initial transport and movement research highlighted a number of constraints and opportunities within the town centre. Galashiels is well connected to the wider area via public transport. There are a number of good bus connections and the trainline, both which converge at the Interchange. Parking is readily available through a combination of on street parking, public pay car parks and free short term parking at the supermarkets. Consultation

centre is a key issue and the on street parking is being used for full day parking rather than rapid turnover, short term parking. This is causing

There are a number of pedestrian only areas however, they can feel unsafe, due to vehicle

The Scottish Borders has many long distance cycle routes and shorter routes from towns however, this is not apparent in the town centre. There are a number of opportunities for improved town centre cycle access including cycle lanes, linking to national cycle routes and

Galashiels

Interchange

KEY

Tapestry Way Study Area Railway Line Watercourses

Designations

Conservation Area

Cat. B Listed Buildings

Cat. C Listed Buildings

Special Area of Conservation (SAC)

Special Area of Conservation (SAC)

Flooding

Special Area of Conservation 10% annual chance of flooding

10% annual chance of flooding 0.5% annual chance of flooding

(Figure based on SEPA Flood Map

The Tapestry Way Study Area is located within the Conservation Area of Galashiels.. This area of Galashiels contains a great number of visual focal points such as the Bank Street Gardens and around Cornmill Square, both of which support year) on the banks of the Gala Water and around the Mill Lade. There is a medium likelihood of

along Channel Street, Market Square, Gills Close and across to Cornmill Square. This should be taken into consideration for any proposed works.

KEY

Tapestry Way Study Area Railway Line Watercourses

Art and Culture

Public art and memorials Murals

Town Trail: as per Scottish Borders Council Town Trail: as per Galashiels Heartland of

Interpretive Signage and trail markers within

Town Trail: as per Scottish Borders Council Town Trail: as per Galashiels Heartland of the Borders Interpretative signage (within study zone)

1.The Great Tapestry of Scotland

1. The Great Tapestry of Scotland

2.MacArts

3.Pavilion Cinema

4.Galashiels Library

5. Gala House

6. Cornmill Water Feature

7. Volunteer Hall

Public art, memorials and murals are dotted around Galashiels town centre including the Fox mural on Bank Cl and Coulter’s Candy statue on Market Square. Notably there are two town trails (full extents shown in map above). It is worth considering how these might link to create a

Galashiels owes its origin, as well as it’s growth and prosperity to a rich industrial past. The

heritage and includes information from the Ordnance Survey large scale Scottish town plans, 1847-1895 and Selkirkshire VIII.2 published in 1860 (as per National Library of Scotland) of previous land use and architectural

The town’s textile heritage is evident and is a key feature of the town’s character. Galashiels town centre was a vibrant thriving place where people lived, worked and learned- a school previously occupied the end of Market Street. There would therefore have been a mix of generations and

KEY

Tapestry Way Study Area Railway Line Watercourses

Landscape Analysis

Green space/ Gardens

Civic Space

Topographical Edge

Views towards hills

Key Nodes

Unattractive Areas

Gala watercourse

Mill Lade watercourse

Galashiels Interchange

The Tapestry Way Study area is located within the historic valley basin of Galashiels town. This is shown by the steep topographical edge to the north east and south west of the centre. A number of watercourses thread through the town including the Gala Water and Mill Lade and support key green spaces including Bank as potential places for socialisation / play / destinations etc. This includes Cornmill Square, Tapestry Square, Bank Street Gardens, Channel Street and the public realm near the Interchange.

As part of the process to analyse place, the study involved undertaking various consultation exercises. The purpose of directly engaging with stakeholders and residents was to gain valuable local input, knowledge and feedback, which fed directly into the study proposals. These included:

• An Online Survey

• A Drop-in Event

• Virtual Stakeholder Workshops

• Virtual Workshop with Galashiels Academy

• A Drop-in Feedback Event

The events and survey were positively received, experiencing healthy attendance and engagement from a diverse range of people.

Public Consultation

[COMPONENT 4]

Online Survey Drop-in Event

Stakeholder Workshops Gala Academy Workshops Feedback Event

SURVEY RESULTS

Online Survey

An online survey was open to the public, from 2nd February 2022 - 11th March 2022. The survey invited people, who live, work, study or visit Galashiels, to share their views on opportunities for the town centre. It asked what facilities, services, attractions and experiences people would like to see and use in the town centre. Below is an analysis of the response.

Analysis of Respondents

• level that the results are within 5% (+ or -) of being representative of the whole population of Galashiels. (Undertaking a statistical size calculation, 375 responses would have been required as a 15,323 [National Records of Scotland, 2020]).

• The majority of the respondents live in Galashiels, visiting the town centre regularly. either working, studying, visiting or owning a business. Therefore there is more certainty that the analysis of results represents local views; a key to successful town centre regeneration.

• The respondents represented a range of people within Galashiels.

» Most age categories were well represented. Importantly, there was representation from both younger and older generations. Whilst there was good representation in the 60+ age category, only 1% of respondents were 80 years or older.

» There was fairly even response across both genders. Therefore results represent views of both men and women.

»

respondents was representative of ethnic diversity in the general population of Galashiels and District, according to the [National Records of Scotland]. 97% of respondents were White (97%)

•

PUBLIC CONSULTATION - SURVEY RESULTS

Buildings

Lack

Limited

Limited

Online

Unwelcoming

Lack

Analysis of Responses

• The majority of respondents supported Energise Galashiels Trust’s aim to regenerate the town centre. The results therefore

Respondents were asked their main purpose of visiting the town centre. The response shows that the most common purpose was for food shopping, however there is a variety of reasons that people visit (ranging from social, health, business, education and leisure). The least common reasons for visiting the town centre was for tourist activities. This aligns with this aim of this study; to focus on local needs before tourist requirements.

• When asked about method of travel into Galashiels, the majority of respondents travel by car (82%) or on foot (61%). It is therefore

prioritised. Only 11% visit by bike, despite the popularity of cycling in the Borders, and only 16% by train. This represents an opportunity to facilitate cyclists travelling to Galashiels from the Borders area.

• When asked about the challenges of Galashiels town centre, respondents recognised several key issues. The most commonly recognised issue was the condition of the buildings, with 80% agreeing these look tired and unwelcoming. A lack of shopping offering was also a commonly recognised issue - this could

present an opportunity for a more bespoke, local retail offering. Other key reasons were the lack of activities, spaces for families and younger age groups as well as the competition of other nearby town offerings.

• When respondents were asked what would encourage them to spend more time in the town centre, a common answer was more events throughout the year, wider choice of entertainment and choice of shopping.

Main purpose of visiting Galashiels town centre

challenges for the town centre

of transport when visiting the town centre (all that apply)

Taxi Bus Train

On bike Other

By foot

PUBLIC CONSULTATION

Energise Galashiels, Oberlanders Architects and LUC Landscape Consultants organised a Public Consultation ‘drop-in’ event at the Great Tapestry of Scotland Gallery. This was a free event, open to all. The aim of the day was to invite feedback on proposals, as well as an opportunity to record opinions and ideas on ways of re-energising Galashiels town centre.

The following pages outline the key discussion points and thoughts raised throughout the day. These have been considered and fed-back into the overall report. 80-90 people attended the event including school children, business owners, residents, councillors, MSP’s and visitors.

The following summarises some of the responses generated on the day.

IDEAS - ATTRACTIVE

• More ‘Green’ needed - Channel Street could become pedestrianized and be a park boulevard. (The Gala Policies Group noted that the woodland just outside the town centre is being threatened by the school development)

• Sustainability- green agenda- can we add edibles to the planting? Utilise longer life / more biodiverse planting?

• Provide more support to ‘Gala in Bloom’. Everyone loves their planting but realises it is hard work for volunteers.

• Public play area supported. Multiple responses supporting integration of play in the public realm One person suggested some external play based on weaving loom.

• Improve the sense of arrival at the Interchange to give visitors a reason to get off the train –

• Suggestion of a gateway / portal to the Douglas Bridge. Secondary arrival could be at either end of the town centre (Tesco and at High Street)

• Deep clean the public realm - annual clean linked to

How do we incentivize local businesses to keep shopfronts and pavements clean?

• Bring in more art- keen to see interactive public art and link with play.

• Architectural lighting widely supportedparticularly lighting of Gala Water and Mill Lade. Lighting festival?

• the town that visitors would want to visit and take photographs. (Marketing the town)

• Build on Galashiels reputation globally for textiles heritage.

•

IDEAS - ACTIVE

• Can EGT buy one of the vacant units and run as a community, social enterprise or new business start up? Provide Agile work space for ‘hotdesking’. to help new starts get going.

• Noted that SBC need to improve their recognition of organisations with charitable status as this has a huge impact on Business Rates

• Soft Play unit for one of the empty business clusters? Keen to see lots more family and children in the town centre.

• Escape Room Experience in one of the empty units to target a teenage audience and accept more leisure as the future of the town

• Bowling Alley (Such as Lane 7 in St James Quarter, Edinburgh)

• Band stand / central event space warmly supported.

• Better cycle parking and improvements to cycle access supported

• Old Gala Club - can we provide a contemporary museum space to celebrate the town’s history?

• Heriot-Watt University- need to make more of Gala being a university town- discount cards for students? Freshers Week initiatives?

• Subdivide larger shops into smaller unitssupport local small business.

• Makers Space providing crafting space for use by organisations, crafters and local artists such as ‘Creative Coathanger’. Create an Artisan Quarter.

• Drive through Starbucks - multiple responses saying that this should not have received permission. Demolition of an old building and location is not supporting an active town centre. Several noted that as an International outlet it starves the town of local identity.

• Existing Scout Hall beside Volunteer Hall could provide a venue for teen activities (i.e juice bar,

climbing wall etc.)

• Climbing Wall mentioned several times - indoor/ outdoor.

• Inclusion of ‘Trim Trail ‘equipment in outdoor open space.

• Outdoor cinema? Build on and support existing businesses

• British Red Cross shop is very successful. Has a haberdashery section that is popular beyond the town.

• Sheltered walkways linking the town? Such as the arcades through to Overhaugh Street.

• Town Events widely supported - positive reaction to infrastructure that better supports town events and consideration of seasonal activities.

• Questioned on why SBC rejected an application to host iron man. Can we rethink policy to better support events as well as provide physical infrastructure?

• Book Swap Shop event- extend the literary festival into a wider Borders event, not just Melrose.

• Old Gala House is hosting a Victorian Christmas Market - can this connect into other Christmas events?

• First ‘Makers Market’ (post-COVID) to take place on market square from the 5th March 2022 (and the

• Need more visitor accommodation. Real lack of hotels and guest houses.

• Requests for more social spaces / services as opposed to retail – e.g bookshop / café.

• A local Taphouse was suggested that links in with local brewery Tempest Brew Co.

IDEAS - ACCESSIBLE

• Comment that the bypass has ‘failed’- it has moved people out of the town centre.

• Control of parking is an issue - the town centre has become a long stay car park and there is no turnover.

• Can we introduce small parking charges after 2-3 hours and use the funds to support a warden? Several noted that there are no parking wardens. Controlled short stay parking on street side would help businesses.

• Can 45 degree parking be introduced into Bank Street- short stay parking?

• Can Channel Street be pedestrianised? No need for cars to go down it.

• Various other town schemes mentioned - coloured parking zones or parking disks.

• Keen to see a more ‘walkable’ town centre where the pedestrian is prioritised.

• Bike Hub warmly welcomed - there are individuals

developing a business plan to bring secure cycle parking, bike repair and bike hub to the town centre.

• E-bike hire and potential cycle routes marked (something similar happening in Stow).

• Digital trail to better portray the Town Trail welcomed - make it interactive.

• to help drive people through to the town centre.

• Interactive displays discussed several times.

• - radical changes to car access and parking to support sustainable travel.

• E-scooter hire? Liverpool have turned these from a problem to a really fun and accessible way of getting around town.

• Road train - bring people from the interchange and around the town in a way that is inclusive. Link to destinations/ attractions and add interpretation

OTHER DISCUSSIONS

• Need to incentivize businesses through reduced rates / contributions

• Noted that the contributions for conversion of empty units into dwellings is prohibitively high- average of £18.5K compared with in other places being under £5K (developer contributions)

• Noted some local opposition to the Great Tapestry od Scotland Gallery - new building, when it could have been a repurposed old building.

• Business mentoring - how can we support new businesses?

• Green Plan - how is Galashiels responding to the climate emergency?

PUBLIC CONSULTATION - VIRTUAL STAKEHOLDER WORKSHOPS

•

Participants:

Kenny Harrow, Mark Timmins, Rachel Whale, Douglas Watt, John Gray, Julie Mulloy, Rick Kenny, Naomi Sweeny, Mark Rowley, Julie Hogg, Andry Drane, Mark Geddes, Emma Gray, Jess Houghton, Sharon Renwick, Katy Barden

ATTRACTIVE

• the town centre is needed.

• Heritage: Engaging heritage panels, possibly with digital QR code connection, would help to promote the uniqueness of Galashiels. Its not just tourists who want to know about the town’s heritage. It’s assumed that local people know about their heritage but often this isn’t the case. Not everyone knows who the Braw Lads are.

• Promote local arts and crafts: Co-ordinate with Creative Arts Business Network, CABN, who are supported by Live Borders and Scottish Borders Cultural Forum

Murals: Love the positive impact of the mural artwork to liven up blank gables. Glasgow has successfully commissioned murals. Could the mural trail start at the railway station, as another Gateway into Gala to entice people to get off the train. The wall along Bridge Place could also be an opportunity for murals.

• Feature Lighting: Lighting is an affordable way of making a difference. Could the bridges over the river

• Streetscape: Coherent streets-capes give a sense of welcome. De-clutter and unify the bins

• Need to create a reason for people to want to walk into town.

• Thread running through town: It is important this is at and above eye level, to give more purpose to the existing ground-level artwork.

ACTIVE

• Vacant Units: Address vacant units in town by subdividing. This will make them more practical and attractive to local businesses. The larger units could be used for indoor family activities, to encourage visitors to spend longer in the town centre, such as Escape Rooms, a Bowling Alley or Novelty Golf.

• Cycling: Active travel needs to be encouraged through better cycle ways, more bike provision and bike storage options. Galashiels is disconnected from the other cycling opportunities in the Borders. More

well as connections to other cycle destinations, are urgently needed (such as Peebles, Innerleithen, and local attractions like Abbotsford House). Need hire bikes, especially E-bikes, safe bike storage, cargo bikes and bike friendly cafe’s with outdoor seating. Consider Segway hire.

• Paths: Trails between towns would help promote Active Travel.

• Surrounding outdoors: Bring the surrounding qualities of the outdoors into the town. Very few people know about Gala Hill and the lovely walks which are possible there.

• Green Space: There’s not much open green space in the town centre but it would be possible to join up to the peripheral parks by way of paths.

• Southern Upland Way: Could the town connect to the Southern Upland way.

• vacated to liberate a site in the centre of the town that could be used more positively?

• Overnight Accommodation: Provision of more visitor overnight accommodation is needed to attract more tourists.

• Open spaces: The key spaces in the town needs to be enhanced so that they can be effectively used by Makers Markets and Farmers Markets. (Market Square, Bank Street, Interchange Place, Cornmill Square).

• Outdoor activity: There are no opportunities for outdoor dining or facilitating local group meetings (such as for maker’s and crafters)

• Events: A Makers Festival, which is about a skills exchange, as opposed to just selling crafts –promoting and bolstering messaging that Galashiels is a tapestry and textile town. Market Square could be a great place for pop-up bars (i.e Gin Bars) against the arches of the building behind.

• Housing: Provision in the town centre, which allows Work creative spaces).

ACCESSIBLE

• Cycling: Need to promote bicycle use. Make bike parking more secure and readily available.

• Parking: Parking needs more control. Short term stay should be promoted in the town with longer stay located outside the town centre. Could Bank St accommodate 45degree parking?

• Pedestrian Priority: Channel Street feels like it should be pedestrianised with priority given to people.

• Promotion: Can ‘Euan’s Guide’ help to promote Gala as a very accessible town. There is an excellent new Changing Places toilet at the Interchange. Push chairs, wheelchairs and people with sight issues should be able to access all areas of town safely –this could be a great asset to Galashiels in promoting higher visitor numbers.

• Could the new Starbucks be persuaded to engage with the town and signpost people to the new Tapestry Way Trail. They could distribute copies of the town centre trail

• Safe short-cuts: Gill’s Close doesn’t feel safe at night, can this be improved with lighting or other means?

PUBLIC CONSULTATION - VIRTUAL GALA ACADEMY WORKSHOP

A virtual workshop was held with S3 students and the Student council representatives from Galashiels Academy, to gain their feedback on current proposals and other ideas to energise the town centre. Below are some of the key points discussed during these sessions. On the following pages, we have included some of the photographs and comments sent through to us as part of their review of the town centre.

ATTRACTIVE

• Play/ interactive play/ interactive sculpture well supported- things that are multifunctional for various age groups

• Christmas Tree location and lighting in Bank Street Gardens should be considered.

• More impact from young people – Suggested banners designed by Galashiels Academy pupils for the big poles

• More colour

• More lighting, making the place seasonally attractive important

• Clean up the fountain

• Shop front displaying history and information on town, with QR codes for more interactive information - meanwhile use.

ACTIVE

• Event Structure in Banks Street Gardens

• Trim Trail and open air gym

• Town trail needs to be digitally enabled – also could have booklet with challenges (like the Wildcat Trail in Newtonmore)

• Coulter’s Candy sweetie trail, Easter egg trail or treasure trail etc.

• E-bike and E-scooter hire

• Bike route leading to pump track

• Bowling alley in empty property

• Events supported but students keen to see more- bigger space, more stalls etc

ACCESSIBLE

• with free access to young people

• Connection between town and new school location in Scott Park

• Need to make Tapestry Centre more welcoming to young people

• Bikability signposting

• Use lighting to improve town centre safety

• that is free to use

Mill Lade & Gala Water

Public spaces

Green spaces

Building clusters

New Tapestry Way

Photographs taken by Galashiels Academy students

PUBLIC CONSULTATION - VIRTUAL GALA ACADEMY WORKSHOP

Photographs and pages prepared by Galashiels Academy students, and used as

basis for

PUBLIC CONSULTATION - VIRTUAL GALA ACADEMY WORKSHOP

and pages prepared by Galashiels Academy students, and used as

PUBLIC CONSULTATION - VIRTUAL GALA ACADEMY WORKSHOP

and pages prepared by Galashiels Academy students, and used as

PUBLIC CONSULTATION - IDEAS GENERATED FOR BUILDING RE-USE

Retail

IDEAS GENERATED THROUGH PUBLIC CONSULTATION

Culture

Food & Beverage

Health & Leisure

OVERVIEW

A public drop-in event was held from 10am-5pm on 22nd April 2022 to gain feedback on the projects developed within this study. There was an excellent turnout to the event, with around 65 attendees throughout the day.

FEEDBACK

There was excitement about the range of potential projects, with attendees seeing how they would improve the town centre, whilst being tangible and achievable.

In the centre of the room, tables were set up with all 29 proposals laid out on boards (Please see index within appendix). To gain a quick visual representation of popular projects, we asked attendees to put a sticky dot next to those they really liked, and to provide feedback to us, or with sticky notes, on those projects that they didn’t like (or they thought could be improved).

Below are the results of the sticky dot survey - please note, this gives only a high-level indication of public reaction to projects:

ATTRACTIVE

Bridge Lighting – Douglas Bridge: 16

Gala Water Artwork : 12

Gala waterfront environmental improvements: 12

Upgrade Cornmill water feature: 9

Mill Lade biodiversity enhancements: 7

Gateway A&B: 10

Thread artwork / Floorscape strategy: 8

Thread link from GToS to Interchange: 11

Incidental play: 10

Bank Street Gardens play: 20

Bank Close mural: 30

Tesco Gateway mural: 7

Market Square façade enhancement:

Artwork to telecoms boxes:

Bank Street / High Street bin enclosure:

Façade Interventions: 11

Tapestry Square high level street lighting:

ACTIVE

Power supply at Market Square, Cornmill Square

Tapestry Square: 20

Bank Street Garden events pavilion: 21

Market Square – Arcade building concept: 19

Pedestrian totems: 8

ACCESSIBLE

Street pedestrianisation:

Street pedestrianisation

Street

Square

Some participants suggested extending the murals and high-level lighting strategy to Overhaugh Street, as this an area that would

lighting generally, there was agreement that this could be extended throughout the town, as it is very dark in the winter.

was much discussion around events in the town, with a few people mentioning starting a ‘Park Run’ to drive people into the town centre. There was support for a town events programme, with people concurring

was great support for the Bank Street Gardens play and seating areas – people were keen to see activity here but placed importance on retaining the horticulture in the gardens.

Many people said a hotel is needed in the town.

CONCLUSIONS OF FEEDBACK

feedback and ideas from attendees built

projects

of

study proposed. See

discussions:

There was positive feedback on the façade improvements already happening throughout the town, with many saying they were excited about future projects to come.

The place analysis and consultation shaped a wide number of interventions with the objective of energising Galashiels town centre. The Town Centre Toolkit, developed by Scotland’s Towns Partnership, emphasises that town centres need to work well in many ways; “focusing on one attraction, facility or asset as a solution is never enough Therefore, the proposed opportunities within the study are structured within the The Town Centre Toolkit’s three key themes:

• Attractive

• Active • Accessible.

Regeneration Opportunities

GALASHIELS: an ATTRACTIVE town

What is an Attractive Town Centre?

Key Attractive Principles:

•

• Making the most of existing assets.

• Creating and testing good public spaces. ‘Town Centre Toolkit’ - Scotland’s Towns Partnership and the Scottish Government

Attractive Galashiels

• Can the town engage with the river?

• Can the identity of the town be strengthened through focusing on landmarks?

» Douglas Bridge

» Mill Lade & Fountain

» Bank Street Gardens

» Old Gala House

» Great Tapestry of Scotland

» Coulter’s Candy sculpture, Market Square

• Can Bank Street become more of a destination?

• Can more shop frontages be upgraded?

• cultural uses by providing power and lighting?

• Can Channel Street be upgraded to improve the pedestrian experience?

Galashiels Interchange

KEY

Key

Tapestry Way Study Area

Railway Line Watercourses

Tapestry Way Study Area Railway Line Watercourses

Green spaces/ gardens Landscape Opportunities

Create a sense of arrival

Gala Waterfront environmental improvements Gala Water bank clearance at Douglas Bridge

Inclusion of art and play into pedestrian zones, green space and shared spaces Renovating Cornmill water feature

Cornmill Water Feature water jet repair Mill Lade Biodiversity enhancements

Continuing the thread to the interchange (along shop facades, the pavement and across signage)

Thread Artwork / Floorscape Strategy Thread link from GToS to Interchange

Wider potential connection of the thread - linking the town trail and wayfinding

Proposed new mural at Market Square Proposed new mural on Bank Close

Market Square facade enhancement

Other facades identified as potential mural locations Proposed new signage locations

Bank Street / High Street bin enclosure Facade Interventions - throughout the study area Tapestry Square High level street lighting

Upgrading the link between Bank Street and Channel Street

Connect and enhance town trails. Start/End at Interchange

Proposed controlled crossing

Remove wall between Mill Lade and Bank Park with additional SUDS measures in place

Upgrade Overhaugh Street

Replace vingl mural on Channel Street

ATTRACTIVE - BRIDGE LIGHTING - DOUGLAS BRIDGE

1. Douglas Bridge Lighting Strategy

Early intervention project to colour wash the footway of the Douglas Bridge.

Lighting strategy to be sensitive to ecology, but highlight the importance of crossing points.

2. Gala Water Artwork

Integrate sculptural elements that engage with Gala Water. weaving industry and continual commitment to textiles.

WATER

Jerzy

3. Environmental Improvements

Clearance of vegetation and opening up the visibility of the river bankprovide and link to waterfront paths.

4. Bank Clearance at Douglas Bridge

Litter picking, vegetation clearance and low-level environmental improvements to improve the visibility of the water/ image at this key arrival point.

5. Upgrade Cornmill Water Feature

Open and allow improved visibility / cleaning of stonework.

Consider integration of enhanced lighting

6. Cornmill Water Feature Water Jet Repair

Intervention to take existing kit + make good

7. Mill Lade Biodiversity Enhancements

Improve visibility of the Mill Lade.

Create a planting buffer and allow for concealed fence to improve safety between Mill Lade and park.

Support habitat and sustainability policy objectives.

Existing

Increase

Layers

Post

towards

Existing

Dense Vegetation

4.3 STRENGTHENING ROUTES

4.3 STRENGTHENING ROUTES

Tapestry Way Totem

8. Gateway A & B

Signage and lighting priority interventions at Douglas Bridge (North) and Tesco Close.

Link to brand guidance and façade study.

Oberlanders Architects LLP Tapestry Way Study, Energise Galashiels

Tapestry Way Totem

on Weaving bobbin

Gateway B

Oberlanders Architects LLP Tapestry Way Study, Energise Galashiels Trust | March 2022

Styled on Weaving bobbin

simple & succinct text panel

Gateway arch sculpture, Lifford

Melrose Lighting Ground Strategy Citylone Lighting to Totems

9. Thread Artwork / Floorscape Strategy

Continuation of public art from The Great Tapestry of Scotland to Interchange.

Potential for wider threading through town.

ATTRACTIVE - THREAD LINK FROM GToS TO INTERCHANGE

10. Thread link from GToS to Interchange

Build on Facade Study

Extend the thread to connect the town trail, landmarks and gateways.

Introduces art and play to the public realm.

11. Incidental Play

Introduce play elements to pedestrian zones and green spaces.

Creates opportunities socialisation.

Referencing cultural/ historical events such as Braw Lads’ Gathering.

12. Bank Street Gardens Play

Focal / Destination play.

Consider building on town themes and brands.

Creates opportunities for socialisation.

12. Bank Street Gardens Play (continued)

Focal / destination play.

Consider building on town themes and brands.

Creates opportunities for socialisation.

Robert

ROUTES

ATTRACTIVE - MURAL STRATEGY

Galashiels Mural Trail

Create a mural trail throughout the town centre, strengthening the Tapestry Way.

Create an interactive audio trail, activated through a QR Code. Incorporate existing murals and commission new artwork, to tell the story of Galashiels, and showcase it’s unique character

PRECEDENT

Paisley is an example of a town with a well advertised Mural Trail. There is an interactive map and QR code, which allows visitors to follow a trail around the town and learn about the artists and messaging.

Existing Murals in Galashiels

Please note, at the time of this study, Cameron Strachan Yuill Architects have been commissioned to design murals for gables on Douglas Bridge and Bank Close

13. Galashiels Mural Trail

Commissioning of a Bank Close Mural to provide a gateway link and bookend the existing fox mural - at Cullen Kilshaw Solicitors.

Opportunity to consider referencing wider branding initiatives.

CLOSE MURAL

There is an opportunity to celebrate

Galashiels. For example,Scottish painter Anne Redpath, who was born in Galashiels. She was the daughter of a tweed designer, and described how

similar to tweed makers: ‘I do with a spot of red or yellow in a harmony of grey, what my father did in his tweed’ https://artuk.org/discover/artists/ redpath-anne-18951965

14. Tesco Gateway Mural

Commissioning of a mural to provide a gateway link

Mural to link into overall town branding strategy.

15. Market Square Façade Enhancements

Enhancement of ground level arches to Market Square.

Mural to link into overall town branding strategy.

16. Artwork to Telecoms Boxes

Develop a suite of graphics that consider the Tapestry and Heart of the Borders theme, and apply to the 8no. Telecoms boxes on the trail.

Link in with EGT volunteer facade study.

PRECEDENT

Other towns and cities have used the Telecoms boxes as a canvas for colour, and an opportunity to display creativity.

HIGH

17. Bank Street / High Street Bin Enclosure

Bin enclosure for 3 / 4 wheelie bins next to Amber Chinese. To incorporate existing artwork.

18. Façade Interventions

Window and façade graphics to link to the Energise Galashiels Branding (design completed by others).

BANNERS

The banners in the town can be used to display the town branding, but there is also opportunity to display artwork (potentially from local artists or school children), or photographs to celebrate Galashiels history.

18. Façade Interventions - Further Development

Energise Galashiels have already improved empty shop fronts, by placing interesting interpretation panels

There is an opportunity to build and improve these, by introducing curious and interesting objects to assist with the storytelling.

Opportunity to use QR codes in the window displays, to provide further information on the History and story of Galashiels.

PRECEDENT

interesting and dynamic display.

GALASHIELS TEXTILE INDUSTRY

ATTRACTIVE - TAPESTRY SQUARE HIGH LEVEL STREET LIGHTING

19. Tapestry Square High Level Street Lighting

High level lighting following Regent Street Precedent.

PRECEDENT

Regent Street, in London, has a renowned display of high-level street lighting.

The display helps to unite the shops, hotels and restaurants below, under it’s sweeping canopy. It draws in visitors and locals, who come to see the dazzling display.

GALASHIELS: an ACTIVE town

Wha t is an Active Town Centre?

Key Active Principles:

Business and enterprise are key.

Re-using empty buildings.

Supporting music, arts, sport and culture.

Centre Toolkit’ - Scotland’s Towns Partnership and the Scottish Government

Active Galashiels

Create activity, address unused space

Keep property in use through temporary measures such as:

Pop-up shops

Meanwhile solutions (window displays)

Short-term lets

Encourage more services in town centre

Create more housing in town area

Consider an event programme

Adapt to changing shopping habits:

Shop local

Enable click-and-collect (loading bays)

Encourage social interaction

Enable farmer’s markets

Build local loyalty

ACTIVE - EVENTS: SUPPORTING MUSIC, ARTS, SPORTS & CULTURE

Local events promote place and talent/skill

Local produce markets promote place and producers

Galashiels Event Programme

Galashiels has a thriving and active community. The town has a variety of events across several venues. This includes rugby matches, music concerts and community groups, as well as yearly events, such as the traditional Braw Lads’ Gathering.

Creating an annual Events Programme, such as that to the right of this page, helps to understand the infrastructure needed to accommodate events.

Events bring more people, and activity, into the town, strengthening the community.

Supporting local music, arts, sports and culture.

MONTH EVENT

JAN Celtic Connections - Burns Night

FEB We Love Galashiels

MAR Makers Festival

APR Ally Bally’s Easter Egg Hunt

MAY The May Marathon

JUN Braw Lads’ Gathering

JUL Gala Open Gardens

AUG Maroon’d in Gala Rugby Tournament

SEPT Galashiels Biathlon

OCT OktoberFest - Cheese and Beer

NOV Fireworks & Concert

DEC Christmas Markets

GALASHIELS EVENT PROGRAMME gateway

PRECEDENT

Paisley is an example of a town with a yearly events calendar. They have transformed the town centre’s key public spaces into attractive gathering points with expanded capacity for outdoor events. Some of the events include the Food and Drink Festival, British Pipe Championships, Sma’shot Day, Spree Festival, Halloween festival and the Xmas Light Switch-On (Nov).

ACTIVE - EVENTS: SUPPORTING MUSIC, ARTS, SPORTS & CULTURE

GALASHIELS

EVENT PROGRAMME

If Galashiels had an event programme, how would the town centre’s key public spaces need to adapt to accommodate them? What would need to happen to expand Galashiels spaces to cater for outdoor events? Imagine some of the ideas below:

MAY M A RATHON

Shop front event screens

Local

Jaja Architects - Into the Woods Pavilion

- POWER SUPPLY AT MARKET STREET, CORNMILL SQUARE & TAPESTRY

Support requirements for a temporary event structure in Cornmill Square (i.e Market, food and drinks festival). This includes pop-up power supply and permissions.

20. Power Supply at Market Street, Cornmill Square & Tapestry Square

Provision of pop up power supply to support temporary events use.

Support requirements for a temporary event structure in Market Square. This includes pop-up power supply and permissions.

5G network in the town centre?

ACTIVE - BANK STREET GARDEN EVENTS PAVILION

Pavilion to support events, as well as provide area of integrated, sheltered seating

21. Bank Street Gardens Events Pavilion

Music/ events pavilion in the centre of Bank Street Gardens- consider infrastructure

Jaja Architects - Into the Woods Pavilion

5G network in the town centre?

ACTIVE - MARKET SQUARE - ARCADE BUILDING CONCEPT

22. Market Square - Arcade Building Concept

a restaurant and cafe space, with the arches expressed as large glazed panels. These would open up into the square, offering a potential covered outdoor eating opportunity.

Banners to the Market Square poles to link to town branding strategy

ACTIVE PEDESTRIAN TOTEMS

23. Pedestrian Totems

New pedestrian signage to build on branding initiatives, link with the town trail and provide improved visitor information. Consider the opportunities to link into technology (QR codes) and utilise an interactive and audio tour.

Integrate simple and succinct text panel.

PRECEDENT

Paisely has a town centre trail, which can be accessed through a QR code, allowing visitors to see and understand the key sites.

GALASHIELS: an ACCESSIBLE town

ATTRACTIVE ACCESSIBLEACTIVE

What is an Accessible Town Centre?

Key Accessible Principles:

• Prioritising pedestrians.

• Considering all users.

• Encompassing all movement modes.

• Balancing different needs.

• A bespoke parking offering

‘Town Centre Toolkit’ - Scotland’s Towns Partnership and the Scottish Government

Accessible Galashiels

• Join up the networks by connecting the town trail to other town centre information and interpretation - linking key destinations

• shared surface paving

• Inform and guide pedestrians with clear signage and good design

• Encourage cycling by providing secure cycle parking, cycle facilities and linkages

• Reduce vehicle speeds

• Improve road crossings

24. Channel Street Pedestrianisation

New parkland boulevard and pedestrian zone.

Accommodate events use, cafe spill and leisure activity.

Subject to Transport and Movement Study.

25. Bank Street Pedestrian Priority

Phase 1

Improve pedestrian experience by introducing a raised table area.

Increase pedestrian safety.

Removes some parking.

26. Bank Street Pedestrian Priority Phase 2

Wider review and rationalisation of parking - considers 45 degree Integrates pedestrian crossing points

27. Albert Place / Cornmill Square Crossing

Controlled or uncontrolled subject to Transport study.

Improves pedestrian safety.

Consider building on town themes and brands.

Christo Guelov

ACCESSIBLE SECURE CYCLE PARKING & TOOLS STATION

28. Secure Cycle Parking

Provide an area/ areas for secure cycle parking- likely to be linked to the interchange. Link to wider council policy and funding.

29. Cycle Parking Hub & Tools Station

Cycle hire/ cycle repair and tools station- consider repurposing a vacant property or provide a kiosk.

Secure bike storage

Bike / Scooter hire scheme

Electric bike charging

Bike repair tool station

Connection to Wider Countryside

The Scottish Borders is renowned for its world class cycling and is a popular place for walking. There are cycle routes running through Galashiels, and in the surrounding area. There are walking routes through the Town (i.e The Tapestry Way) running through Galashiels (i.e the Southern Uplands Way) and in the surrounding hills and woodland. Encourage cyclists, walkers and families to explore area, and come back to the town centre.

BORDERS.

GALASHIELS.

x p l o r e G a l a s h i e l s

R E E

O O L S T A T I O N

PEEBLES

GALASHIELS

Southern Upland Way

Tweedbank to Eyemouth Active Travel route

Cycle links between Peebles and Galashiels

Abbotsford House

Leaderfoot ViaductGattonside Suspension Bridge

Information Pamphlets & Maps

The following pages include an Action Plan, corresponding to the Capital Projects listed in the above section. The Action Plan describes the key project objectives, phasing and provides a preliminary highlevel cost. In addition to this, the plan highlights areas of Further Study and Policy Considerations.

Town Centre Action Plan

[COMPONENT

Tapestry Way Study Area Railway Line Watercourses

Gala Waterfront Environmental Improvements

Gala Water bank clearance at Douglas Bridge

Cornmill Water Feature water jet repair

Mill Lade Biodiversity enhancements

Thread Artwork / Floorscape Strategy

Thread link from GToS to Interchange

Wider potential connection of

Market Square Facade Enhancement

Bank Street / High Street bin enclosure

Facade Interventions - throughout study area

Tapestry Square High Level Street Lighting

Pop up power supply at Market Street/ Cornmill Market Square - Arcade Building Concept

Pedestrian Totems - throughout study area

Bank Street Pedestrian Priority Phase 1

Bank Street Pedestrian Priority Phase 2

Albert Place / Cornmill Square Crossing

Cycle Parking Hub and Tools Station

ACTION PLAN

NOTE: Shaded items

annual

No.Project NameProject Description

Type of Project Project Objective

Attractive = place appeal

Priority

impact

Phasing

Owner Order of

level

ongoing

Level

= improved use

Accessible = improved town

mobility

Capital Projects

1 Bridge lighting- Douglas Bridge Early intervention project to colour wash the footway of the Douglas Bridge

ATTRACTIVE

Project AttractiveHigh1

SBC£ LED lighting to be used –annual check and potential replacement of elements.

Ongoing electricity supply cost.

Planning Power provision

2 Gala Water Artwork Sculptural design to increase the animation of the river- celebrating Galashiels textile industrial heritage. Design brief to be developed, potential art competition and commissioning of a local artist.

3 Gala Waterfront environmental improvements

4 Gala Water bank clearance at Douglas Bridge

Clearance of vegetation and opening up the visibility of the river bank- provide and link to waterfront paths

Capital Project AttractiveModerate2

EGT/ SBC££ Designed to avoid any ongoing requirements Planning

Litter picking, vegetation clearance and lowlevel environmental improvements to improve the visibility of the water/ image at this key arrival point

5 Upgrade Cornmill Water Feature Design study in conjunction with HES to establish opportunity for interventions to the stonework- open and allow improved visibility of the feature. Consider integration of enhanced lighting. Cleaning of stonework.

Capital Project Attractive Wider council policy objectives?

Capital Project Attractive Wider council policy objectives?

Capital Project / Further Study

Low2

EGT/ SBC££

Ongoing clearance and vegetation management likely to be required as well as path repairs, lighting and litter collection.

Planning/ Permitted Development

Low1

EGT/ SBC££

Ongoing clearance and vegetation management likely to be required

AttractiveModerate2

Planning/ Permitted Development

EGT/ SBC£££ Annual cleaning of stonework Planning/ Listed Building Consent

6 Cornmill Water Feature water jet repair

7 Mill Lade Biodiversity enhancements

Technical review of existing kit (M+E/ lighting engineer) and scoping for replacement/ upgrading to working order

Improve visibility of the lades and support habitat and sustainability policy objectives linked to climate resilience

8 Gateway A and B Signage and lighting priority interventions and Douglas Bridge (North) and Tesco Close- link to brand guidance and façade study

9 Thread Artwork/ Floorscape Strategy

Build on the Façade Study and consider opportunities to extend the thread from the GTS through the town to connect to the town trail, landmarks and gateways. Consider artwork forms

Capital Project

Capital Project Attractive Wider council policy objectives?

Capital Project

Capital Project Attractive/ Active/ Accessible

Moderate1

SBC£££

Electric operating costs, annual check of the kit

Planting maintenancetypically 1-2 times per year

SBC££ Electricity supply costs

Moderate2

EGT/ SBC/ Private owners

£££ Potential replacement of vinyl every 2-3 years. Other applications likely to be more durable

Planning/ Permitted Development/ Advertisement Consent Tbc SBC

10 Thread link from GToS to Interchange

Short design study to consider quick interventions to continue the thread from Park Street to the interchange using a combination

Capital Project / Further Study

11 Incidental Play Initial design study to consider incidental play at the key spaces within the town- linked to the trail, signage and town’s heritage- create activity clusters. Assume 2no play elements (Interchange square and Market Square)

12 Bank Street Gardens Play Design study to consider the provision of a focal/ play destination within the gardens. Consider design opportunities that build on and supporting the branding and town themes.

13 Bank Close Mural Commissioning of a Bank Close Mural to provide a gateway link and bookend the existing fox mural- at Cullen Kilshaw Solicitors. Opportunity to consider referencing wider branding initiatives.

14

Tesco Gateway Mural Commissioning of a mural to provide a gateway link

15 Market Square façade enhancement Enhancement of ground level arches to Market Square. Panels inserted and incorporated within wider façade and branding interventions.

Attractive/ Accessible High1

EGT/ SBC/ Private owners

££ Potential replacement of vinyl every 2-3 years. Other applications likely to be more durable

Planning/ Permitted Development/ Advertisement Consent

Tbc SBC

Capital Project Attractive/ Active Moderate2 EGT/ SBC££

Capital Project / Further Study

Attractive/ Active High1

EGT/ SBC££ Annual safety checkPlanning permission

Capital Project AttractiveModerate1

EGT/ SBC/ Private owners

Capital Project Attractive Moderate1

Capital Project AttractiveMedium1

EGT / SBS / Private owners

£ Advertisement Consent/ Planning Consent

£ Advertisement Consent / Planning Consent

Building Owner £ Potential replacement of vinyl every 2-3 years. Other applications likely to be more durable

Planning / Permitted Development / Listed Building / Advertisement Consent Tb c SBC

ACTION

16 Artwork added to Telecoms boxes

17 Bank Street / High Street bin enclosure

a suite of graphics that consider the Tapestry and Heart of the Borders theme, and apply to the 8no. Telecoms boxes on the trail. Link in with EGT volunteer facade study.

enclosure for 3 / 4 wheelie bins next to Amber Chinese. To incorporate existing artwork.

Capital Project AttractiveHigh1

Capital Project AttractiveHigh1

/ Building owner

Street maintenanceAdvertisement consent / Planning consent

£ Street maintenance / private maintenance? Planning permission / permitted development

18 Façade Interventions Window and façade graphics to link to the Energise Galashiels Branding- design completed by others

Capital Project AttractiveHigh1

EGT Volunteer team

Potential replacement of vinyl every 2-3 years. Other applications likely to be more durable

Planning/ Permitted Development/ Listed Building/ Advertisement Consent Tbc SBC

19 Tapestry Square High level street lighting

High level lighting following Regent Street Precedent

Capital Project AttractiveHigh1

SBC / Building Owners

LED lighting to be used –annual check and potential replacement of elements. Ongoing electricity supply cost

20 Power Supply at Market Street/ Cornmill Square/ Tapestry Square

Provision of pop up power supply to support temporary events use

21 Bank Street Garden events pavilion Music/ events pavilion in the centre of Bank Street Gardens- consider infrastructure opportunities.

22 Market Square – Arcade

Building Concept into a restaurant and cafe space, with the arches expressed as large glazed panels. These would open into the square, offering a potential covered outdoor eating opportunity.

23 Pedestrian Totems

New pedestrian signage to build on branding initiatives, link with the town trail and provide improved visitor information. Consider the opportunities to link into technology and utilise an interactive and audio tour.

ACTIVE

Capital Project ActiveHigh1

Capital Project ActiveHigh2

Planning

Capital Project ActiveLow3

SBC/ EGT£ Electricity supply costsPlanning permission

EGT£££ Electricity supply costs, annual safety checks Planning Consent

Capital Project /

Further Study

Attractive/ Active/ Accessible

High2

EGT/£

Potential annual cleaning as part of ongoing street maintenance requirements.

Planning Consent/ Advertisement Consent

ACTION

24 Channel Street Pedestrianisation

Subject to transport study create a new parkland boulevard and pedestrian zone within the Channel Street to accommodate events use, café spill out and leisure activity.

ACCESSIBLE

Capital Project AccessibleModerate3

SBC£££ Ongoing street maintenance- additional materials stocked for street repairs. Special engineering considerations for utilities reinstatement/ statutory repairs

25 Bank Street Pedestrian

Priority Phase 1

26 Bank Street Pedestrian

Priority Phase 2

27 Albert Place / Cornmill Square Crossing

Create a pedestrian priority public realm at the crossing at Bank Close- tie in with wider town centre materials palette and removal of some parking to create a raised table area.

Wider review and rationalisation of parkingconsider clusters of 45 degree and integrating more crossing points

Pedestrian crossing at the end of Albert Place/ Cornmill Square- formal or informal crossing subject to Transport Study

28 Secure cycle parking Provide an area/ areas for secure cycle parking- likely to be linked to the interchange. Link to wider council policy and funding.

29 Cycle parking hub and tools station Cycle hire/ cycle repair and tools stationconsider repurposing a vacant property or provide a kiosk

Capital Project AccessibleHigh1

Capital Project AccessibleMedium3

Capital Project AccessibleHigh2

Capital Project AccessibleMedium1

Capital Project AccessibleMedium2

Planning permission, Regulation Order

SBC££ Street maintenancePlanning permission

SBC££ Street maintenancePlanning permission

SBC££ Street maintenancePlanning permission/ Regulation Order

SBC£ Street maintenance, potentially electricity supply (depending on type)

Other private operator?

Planning permission/ potentially permitted development

££ Operating costs, potentially rent/ rate, utilities Planning permission

NOTE: Shaded items are those we believe should be prioritised as they have strategic opportunity to identify a range of capital investment projects.

No.Title Description

Further Studies

1. Architectural lighting Town centre lighting strategy. Consider comprehensive lighting strategy including uplighting of bridges over the Gala Water, key Tapestry Way gateways and town features/ landmarks

(Bridge Place, Douglas Bridge, Park Street, Market Street, High Street/ Channel Street junction, Tesco Close, Mill Lade at Bank Street Gardens)

Type of ProjectProject Objective

Attractive = place appeal

Active = improved use

Accessible = improved town access/ mobility

Priority Support ing widest long term opportunities

Phasing 1. Short 2. Medium 3. Long

Action Owner

Further StudyAttractive Moderate2 EGT/ SBC

2. Town planting and tree strategy

3. and Access Strategy

Improve town centre green amenity, consider longer term planting approaches and tree planting for biodiversity and seasonal displays e.g. Plum and Cherry Festival

Audit and review of town centre signage, develop a town centre signage strategy to link to town trail, provide visitor interpretation, enhanced directional information and digital content

4. Mural Strategy Consider opportunities for wider murals throughout the town centre- focused on gateways

5. Lane/ Close Strategy Consider how we improve the perception, appeal and quality of our town closesas key pedestrian links between the primary streets

6. Town Centre Transport Study Consider town centre access- car parking provision/ management, strengthening sustainable and active travel modes, opportunities for pedestrianisation and pedestrian priority areas

7. Walking routes strategy Consider opportunities to connect the town centre to Langlees and wider attractions- providing recreational walking routes starting and ending at Galashielsinitial study

8. Cycle access strategy Link to national cycle route and consider opportunities for improved town centre cycle access- potential incorporation of on road cycle lanes subject to Transport Study

9. Potential Extension to Study Area Study area to include the old town trail loop, capturing the Market Cross,Kirkyard and Old Gala town

Policy Considerations

1. Events Infrastructure Strategy to support ‘Town Dressing’ – how do we improve the town’s offer to accommodate greater event uses. Consider offer and physical infrastructure requirements, events promotion.

2. Change of use policy review Review of council policy objectives and requirements for change of use to support repurposing of shop units and conversion to residential

Further StudyAttractive Wider council policy objectives?

Moderate1/2/3EGT/ SBC

Further StudyAttractive/ Active/ Accessible High2 EGT/ SBC

Further Study / Capital Project Attractive Moderate2 EGT

Further StudyAttractive/ Active Moderate2 EGT

Further studyAccessible High2 SBC

Further StudyAccessible Low2 SBC

Further StudyAccessible Medium2 SBC

Further Study

Further Study / Policy change Active High2 SBC

Further Study / Policy change Active High2 SBC

ACTION PLAN FURTHER STUDIES & POLICY CONSIDERATIONS

In addition to the potential projects within the action plan, the study has highlighted a number of opportunities for further Studies, outwith the remit of this initial study, and key policy considerations.

Further Studies Key Policy Considerations

Architectural Lighting

Town centre lighting strategy. Consider comprehensive lighting strategy including uplighting of bridges over the Gala Water, key Tapestry Way gateways and town features/ landmarks (Bridge Place, Douglas Bridge, Park Street, Market Street, High Street/ Channel Street junction, Tesco Close, Mill Lade at Bank Street Gardens).

Town planting and tree strategy

Improve town centre green amenity, consider longer term planting approaches and tree planting for biodiversity and seasonal displays e.g. Plum and Cherry Festival

ATTRACTIVE

ACTIVE

Audit and review of town centre signage, develop a town centre signage strategy to link to town trail, provide visitor interpretation, enhanced directional information and digital content

Mural Strategy

Consider opportunities for wider murals throughout the town centrefocused on gateways

Lane/ Close Strategy

Consider how we improve the perception, appeal and quality of our town closes- as key pedestrian links between the primary streets

Town Centre Transport Study

Consider town centre access- car parking provision/ management, strengthening sustainable and active travel modes, opportunities for pedestrianisation and pedestrian priority areas

Walking routes strategy

Consider opportunities to connect the town centre to Langlees and wider attractions- providing recreational walking routes starting and ending at Galashiels- initial study

Cycle access strategy

ACCESSIBLE

Link to national cycle route and consider opportunities for improved town centre cycle access- potential incorporation of on road cycle lanes subject to Transport Study

Potential Extension to Study Area

Study area to include the old town trail loop, capturing the Market Cross, Kirkyard and Old Gala town

Events Infrastructure

Strategy to support ‘Town Dressing’ – how do we improve the town’s offer to accommodate greater event uses. Consider offer and physical infrastructure requirements, events promotion.

Change of use policy review

Review of council policy objectives and requirements for change of use to

Current Tapestry Way Route

Proposed Extension of Route

Vacant high street properties are a problem in Galashiels. This study recognises that adaptive re-use and maintenance of these properties is key to re-energising the town centre. This section uses indicative examples of current vacant premises as a useful tool (or ‘canvas’) for generating discussion and ideas. areas, analysing their existing condition and potential adaptive re-use options. The suggestions made are high-level and and areas available.

Cluster Study

Condition Reports Adaptive Re-use

on Channel Street that are currently empty. The purpose of

is to use these as indicative examples of ‘generic vacant premises’,

a useful tool (or ‘canvas’)

best utilisation

discussion and ideas

centre

This will help

re-activate empty

Building Conditions

Following is a brief report covering each of the four building Clusters. These reports cover their architectural design as well as their current condition, inclusive of any defects noticed during the survey.

Scoring System

which is an average based upon several factors such as wall and roof condition. The scores are inculsive both of their physical and visual conditions.

This scoring system is based on a visual external inspection only, interior surveys may change scores of each building element.

Very Poor

Generally very poor condition. Cluster shows signs of major structural issues, damaged roof, failed window units, etc.

32 4 5

Poor

Generally poor condition. Cluster shows some signs of structural issues. Minor roof work needed, potential replacement of windows.

Average

Generally average condition. Cluster shows some signs of structural issues, portions of roof may need re-worked. Likely to need re-painting with ancillary component replacement.

Good

Generally good condition. Shows some minor issues that will need attention such as re-painting and replacement of drainage.

Very Good

Generally very good condition. Cluster shows no issues with structure, roof, windows, etc. Very minor works may be required.

Existing Building Construction and Use

Cluster 1 comprises of 3 solid brick buildings with decorative concrete blocks and beams to the front. The three shopfronts, previously Greggs, Shoe Zone, and Home Bargains, open to Channel Street. Above there are a row of windows facing the used for.

Existing Building Condition

Structurally the building appears sound, with only minor localised defects visible. On the corner portion some of the mortar courses have been eroded and several bricks have been displaced. The

masonry repairs. Several tiles from the Home Bargains shopfront are missing and much of the white decorative pieces need repainted. To the rear there are a lot of external electrics alongside several boarded windows. Metal rolling shutters are only present on the Home Bargains front.

Existing Building Construction and Use

is a single sandstone building with three shopfronts

with no metal shutters and still follow their original front

Existing Building Condition

There are no visible structural defects but it was noticed that the central portion of the roof has started to warp. The local

windows which are observed to be present in this zone.

pipes and electrical cables to the rear face, but few to the front. A clean and fresh paint coat where applicable could provide an easy win to improve this building. Major rust forming

some drainage downpipes, will need replacing.

Existing Building Construction and Use

Cluster 4 is a single building divided into different shopfronts, one of the shops wraps around a corner building which currently houses Nationwide. Each of the shopfronts is fully glazed with coloured block façades. A total of 4 dormer windows sit above the shop spaces and are metal clad. Some of the paving on the fronts to Douglas Bridge has been re-laid recently. The rear of the building is rendered and leads to an employee carpark and

Existing Building Condition

The building is in generally good condition, with some minor moss build-up on the northern facing roof. The roof is in very good condition with no visible defects. The rear of the building features several air conditioning units, RWPs, and electrical

Existing Building Condition

The condition of the buildings in the Tapestry Study area varies; the below provides an overview of this analysis:

• In general, properties that are occupied show signs of being in better condition than those which remain unoccupied.

• Properties on Overhaugh Street are generally in poorer condition. This is perhaps because the properties on Overhaugh Street are the rear of the buildings facing onto Channel Street and Bank Street.

• Bank Street properties appear to be in better condition

•

than Channel Street. This is likely because the buildings are more occupied than Channel Street, and the buildings are generally of a higher architectural quality and construction.

There is a larger variance in property condition along Channel Street. This is likely because there is a mix of vacant and occupied properties, and a range of architectural styles and constitution.

• Throughout the area, there are elements of properties

paint) which would help with the overall appearance of the town centre.

•

•

There is some evidence also that regular maintenance checks and works are not being carried out (such as signs of blocked rain water pipes).

• Some properties show signs of being single glazed,

Roof condition varies across properties, with signs that repair is due.

• Some decorative elements on building façades would on Channel Street.

Cluster

Cluster 1 - Leisure use (Bowling alley, table tennis, pool hall and Escape Rooms)

Utilising large units for family-friendly leisure activities. Many of these activities require a deep

Space permitted for stair cores to allow adequate means of escape

Space permitted for stair cores to allow adequate means of escape

Internal courtyard cut out the building, to bring in light and natural ventilation to

generate ideas.

Hostel / Hotel with Bar, Restaurant and Bike Shop, with residential above.

Sub-division into smaller units

By creating smaller units, business rates will reduce and the offering will therefore appeal to independent, local businesses. This gives the opportunity for a mix of housing and commercial use.

CHANNEL STREET

GALASHIELS ARTS

Please note, at the time of this study, Cameron Strachan Yuill Architects are carrying out a project associated with this cluster of buildings. The ideas shown are in support of this, and could be applied to alternative clusters.

Weavers Studio & Town Centre Housing

The Great Tapestry of Scotland Gallery and exhibition is a fantastic asset for Galashiels, bringing visitors and locals into the town centre and showcasing Scotland’s history and identity. Opportunity to create an arts centre, which celebrates contemporary weaving and textiles for this, it would bring activity and interest into the town centre. with artists’ studios and lett-able spaces.

residential above

PRECEDENTS

Dovecot Studio in Edinburgh WASP Studios

THE GALASHIELS TAPESTRY WEAVER’S STUDIO

Creative Live / Work

Create associated creative residential units on

A creative tenant to the unused properties can bring activity, vibrance and vitality to a community, whilst potentially adding value.

Live/Work Unit

Live/Work Unit

Shared Workshop / Exhibition / Storage space

PRECEDENT

RAW Studios, Royal Albert Wharf

‘Creative Places Create Value - The Impact of Creative Workspace on Local Residential Property’ - The Creative Land Trust

Potentially replace extended buildings to the rear to facilitate more useable workshop space

CHANNEL STREET

Courtyard

Sub-division into smaller units

By creating smaller units, business rates will reduce and the offering will therefore appeal to independent, local businesses. This gives the opportunity for a mix of housing and commercial use.

STREET

associated storage and supportive space above

STREET

NOTE: Only one of the units within this cluster has windows

BRIDGE

BRIDGE

Cluster 4Douglas Bridge Cluster 4Channel St

Cafe with outdoor covered seating

Precedent - TouristInformation, Greenwich

Precedent - Dunfermline Museum & Library

Repair Cafe

CHANNEL STREET

DOUGLAS BRIDGE

BANK

Overlay of Galashiels Masterplan & Tapestry Way Study Capital Projects

This map shows the Tapestry Way Study Capital Projects (set out within the Action Plan) overlaid on sites highlighted by the Galashiels Masterplan as being regeneration opportunities. Many of the Masterplan’s sites lie outwith the scope of this report, however there are overlaps with many of the key regeneration themes, such as improving active travel, improving outdoor spaces and introducing activity to empty units and squares.

Capital Projects

Bridge lighting - Douglas Bridge

Gala Water Artwork

Gala Waterfront Environmental Improvements

Gala Water bank clearance at Douglas Bridge

Upgrade Cornmill Water Feature Cornmill Water Feature water jet repair

Mill Lade Biodiversity enhancements

Gateway A & B

Thread Artwork / Floorscape Strategy

Thread link from GToS to Interchange

Incidental Play

Bank Street Gardens Play Bank Close Mural

Tesco Gateway Mural

Market Square Facade Enhancement

Artwork added to Telecoms boxes

Bank Street / High Street bin enclosure Facade Interventions - throughout study area

Tapestry Square High Level Street Lighting

Pop up power supply at Market Street/ Cornmill Square / Tapestry Square

Bank Street Garden Events Pavilion

Market Square - Arcade Building Concept

Pedestrian Totems - throughout study area

Street Pedestrianisation

Bank Street Pedestrian Priority Phase 1 Bank Street Pedestrian Priority Phase 2

Albert Place / Cornmill Square Crossing

Secure Cycle Parking Cycle Parking Hub and Tools Station