Planning Strategy for Ayr Town Centre

Introduction

National Planning Policy Guideline 8 'Town Centres & Retailing' emphasises the need to

ensure that the vitality and viability of town centres are maintained and enhanced. One such

recommended means of doing so is to develop town centre strategies to indicate the scope

for change, renewal and diversification The Planning Strategy for Ayr Town Centre provides

an overview of the manner in which the Council wishes to see the town centre develop. The

Strategy presents a framework for ensuring that investment in the town centre is maximised

and that it is in a manner most able to enhance the vitality and viability of the town centre.

This strategy is essentially land based but it also provides a coherent context for investment in the town and is intended to endure to the year 2012.

The Planning Strategy for Ayr Town Centre is a policy document and should be read in

conjunction with the Local Plan. The Strategy provides a guiding context for the assessment

of proposals against the retail policies of the Plan. The strategy is promotional in terms of

encouraging particular types of investment into particular areas and also by providing detail

on a range of development opportunities in the town centre.

Ayr Town Centre

Ayr is an historic town, and a recognised Historic Burgh, with many listed buildings and a

townscape of considerable quality. Most of the town centre is an Outstanding Conservation

Area. The town centre is one of the largest in the West of Scotland, and has a relatively

widespread catchment area It contains the full range of retail provisions, represented by both

national multiple retailers and small local independent retailers. In terms of other town centre

provisions, the town has a cinema, 10 pin bowling, a range of other leisure facilities, and

some substantial office areas.The town is accessible by a range of means of transport, having

a railway station and a bus terminal and a range of car parking facilities.

The seafront of Ayr is situated 500 metres from the town centre and there is an important

close relationship between the town centre and the seafront, providing attractions to tourists, visitors and residents.

Regular surveys are undertaken by the Council on the 'health' of the town centre, using a

range of indicators such as vacancy rates, rental changes and pedestrian flows. Monitoring

information, gathered in 2002 reveals that there is a relatively, and unacceptably high level

of vacancy in the town centre, at 14% of all floorspace. Other indicators also suggest that the

health of the town centre has stagnated in recent years and has lost trade to other competing

shopping locations such as Glasgow and Braehead. It is evident that there is currently

insufficient money coming into the town centre to support the existing level of retail

provision. It is intended that the policy framework of this strategy will go some way to improving the 'health' of the town.

It is important to continue to monitor the health of the town in order to assess whether

policies remain appropriate and whether new measures require to be introduced. Regular

monitoring will therefore be undertaken throughout the life of the strategy.

Vision for Ayr Town Centre

The Strategy has been prepared with a Vision of the town centre in mind. That Vision is as follows:

"That Ayr town centre maximises its potential as a vibrant and attractive centre in which to

shop, work, live and spend leisure time, by providing a shopping environment that ensures

that the town centre continues to be a significant attraction in its own right, for visitors and

tourists to South Ayrshire".

The following statements represent the aims of the Strategy:

By the year 2012 the town centre will provide a balanced mix of retail, leisure, cultural, tourist, housing and office facilities.

By the year 2012 the town centre will have a clear and coherent retail core, which will contain a critical mass of facilities that are attractive to shoppers and visitors, and which will be capable of sustaining the vitality and viability of the town centre as a whole.

The following objectives have been framed to assist in realising the above vision and its aims:

To re-establish Ayr town centre as the premier shopping and leisure destination, outwith of Glasgow, in the West of Scotland.

Ensure that an environment is created which will attract new investment in the town centre that will reclaim the leakage of expenditure going to other shopping centres.

To build on the town centre's existing strengths, safeguard and promote its heritage and create a townscape of enduring strength and quality.

Maximise the linkages between the town centre and the seafront and the close relationship of the resources and facilities provided in each area.

Enable the town centre to perform as a vital and vibrant town centre in the evening, in a manner that is conducive with protecting residential amenity.

Planning Policy Framework for Ayr Town Centre

Policy for Directing Investment into Ayr Town Centre

Town centres are not only places in which to shop but they also provide the focus for cultural,

social and employment activities. Moreover, they are historical centres of services, with

established townscapes and infrastructure and are in locations that are accessible to all the

community. Recognising all these benefits of town centres, this Strategy seeks to protect

town centres from the impacts of out of centre developments, and to direct investment in

retailing and associated activities to town centres in preference to any other location. This

aim is embodied in a strategic policy of the Plan (policy RET1). It is this protection that is the

most significant measure which can assist the vitality and viability of the town, but it is not the only policy measure that needs to be followed.

A vital and vibrant town centre is one that maximises opportunities in which to shop, spend

leisure time, to work and to live in. Central to the policy framework is the recognition of the

role to be played by the full range of interrelated activities and land uses in the town centre,

including shops, leisure and tourist facilities, offices and houses and flats. The role of tourism

to the vitality of Ayr town centre can not be underestimated. It is within this context that the following policy framework for the town centre has been prepared.

Policies for a Vital and Vibrant Ayr Town Centre

The area of the town centre, within which the strategy operates, is a relatively extensive

area, (1km end to end). Within this area there is much diversity in the town environment in

terms of the activities to be found, the scale and type of investment interest and the roles

performed by different streets and 'micro areas'. This diversity has evolved through a

combination of past land use policies and commercial market pressures. It is thought that, in

the most part, this existing land use pattern provides the best template to further encourage

similar types of activities, encouraging 'critical mass attractions' that do not detract from the

'shopping experience' and which are convenient for shoppers to visit without walking

uncomfortable distances.

However, it is also recognised that there is potential to introduce a wider range of activities

into particular areas, especially where there is evidence of stress in the local environment and

where the objectives of the Town Centre Strategy are best able to be realised. Recognising

these differing characteristics, and to provide a policy framework that assists in realising

these aims, the town centre has been categorised into 'Core Areas' and 'Peripheral Areas' (as defined on the Strategy Map)

A. The Core Retail Area

The core retail area is that area which is clearly recognisable as being the heart of the town

centre. It is where most of the comparison shops can be found (e.g. shoe shops, clothes etc)

within a short walk from each other and where the concentration of these shops is not

reduced by competing uses. In essence, this is the areas that shoppers and traders regard as

the core of shopping activity and as such, command the most prestigious properties and

rental incomes. Within this areas there is a concentration of national multiple retailers such

Marks and Spencers, BHS and Next. The policy for the Core Area is to encourage investment

for town centre uses, including shops, restaurants/cafes, public houses, hotels, other leisure

and offices. Policy RET 4 of the Local Plan provides criteria against which proposal for such uses will be assessed.

Guidance for Micro Areas of the Retail Core

Within the core area there is a mosaic of micro-areas. Reflecting existing patterns, and the

desire to create areas providing 'critical- mass' attraction, and also having regard to the

ability of areas to absorb different use types, three types of areas have been identified.

Within each of the areas, the following guidance has been developed to assist in directing

development proposals to the most appropriate areas, capable of accommodating such a use.

All of the three areas referred to are detailed in the map appended to this Strategy. This

guidance is not intended to be prescriptive, and there will be scope for diversity and the

accommodation of other uses within each area. It is the intention of this guidance to detail

the preferred development for each area and to provide a context for considering planning applications against the criteria of policy RET4.

Guidance Area 1 - The High Street & Kyle Centre

The guiding principle for this area is to retain shopping as the predominant use type,

particularly in the High Street and in the Kyle Centre. However, a limited presence of uses

such as restaurants, cafes and bars that could further enhance the vitality of the area, may

also be acceptable.

Guidance Area 2 -Kyle Street, Alloway Street, Sandgate, Burns Statue Square, Nile

Court, Lorne Arcade & Smith Street

The guiding principle for this area is to encourage the full range of the town centre uses

specified previously. However, where there is evidence of a decline in the local environmental

quality arising from the over concentration of similar types of uses, for instance public

houses, then further proliferation will be discouraged in favour of other uses or activities.

Guidance Area 3 - Newmarket Street, Hope Street & Arran Mall

All three of these streets are pedestrianised areas, are relatively remote from residential

areas and are considered to have potential for restaurant and café uses. In view of the

historic townscape quality of Newmarket Street and Hope Street it is considered that these

streets are particularly suitable for restaurants, cafes and public houses. A range of other

town centre uses may also be acceptable.

B. The Retail Periphery - All Other Areas of the Town Centre

Whilst the retail core is that area that generates highest rents, arguably the area with most

character is the retail periphery. It is considered that this area functions as an integral part of

the town centre but it is recognised that there is potential for a range of other

complementary functions, such as residential, tourist and leisure uses. The introduction of

such uses may also assist in extending the life of the centre beyond regular shop hours and

encourage 'natural surveillance'. Within this area a diverse range uses will be encouraged as defined in Policy RET5.

Development Opportunity Sites

Although the monitoring evidence mentioned above suggests that as at 2002 there is an

over-provision of floorspace relative to money currently being spent in the town centre, it is

nonetheless essential to the continued vitality and viability of the town centre to encourage

further ongoing investment in the town centre. This includes, not only investment in existing

provisions but also the encouragement of opportunities to develop new and modern forms of

retailing that are capable of offering new choice to customers, and therefore recapture trade

that is leaking to other town centres. It is considered that there are five such sites that offer

opportunities for new large scale town centre development. Each of the sites are annotated in

the Map appended to the Strategy. These sites will be promoted as development

opportunities, and schedules providing details of assistance to developers will be available from the Council.

Beresford Terrace - A site of 1.0 hectares, at the extreme southern end of the town. The

site is in the ownership of two parties that are willing to redevelop the site for town centre

use. Given the scale, dimension and location of the site the opportunities for the

comprehensive redevelopment of the site will be safeguarded. In particular, a large foodstore or a town centre retail warehouse park are appropriate opportunities that will be encouraged.

Mill Street - A site of 1.6 hectares, well located to the centre town and the Core Area. The

site is in single ownership. Given the scale, dimension and location of the site the

opportunities for comprehensive redevelopment of the site will be safeguarded . In particular,

a large foodstore or a town centre retail warehouse park are appropriate opportunities that will be encouraged.

Afflecks - A site of 0.2 hectares, well located in the heart of the town centre, that is

currently a derelict building over four floors. The building is in the ownership of the Council. The site could be developed for a mixed use development, in a traditional built form.

Kyle Centre Extension - Planning consent has been granted for retail floorspace of 2200m2

involving the redevelopment of the existing car park and the development of the former Carrick Street Halls.

Damside North - A site of 0.6 hectares at the extreme northern end of the town, outwith

but adjoining, the defined town centre. The site is adjacent to a twin retail warehouse

development currently operated by a discount food operator and a non-food user. The site is

also considered to be suitable for a retail warehouse development of one or two units.

Environmental Improvements

Ayr town centre has a townscape of considerable quality, however there is evidence of stress

at some locations, and at significant 'gateway' locations. Whilst environmental improvements

will be encouraged throughout the town centre, a priority area has been identified at South

Harbour Street. As well as the historical and architectural significance of the buildings in this

area, and the important visual impression of the street at this key gateway location, it is also

considered that this area has an important role to play in linking the recent, and ongoing,

developments at the Citadel (located on the seafront), with the town centre. It is, therefore,

proposed that this area be considered as a priority for environmental improvements that will enhance the visual environment and the linkage between the two areas.

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33 to 37 4529 AtoD41

30

26b26a

66 to 80

Church

El Sub Sta

42

6 to 12

Presbytery

40

2628

34 250

324

30

24b

Hall46 to 56

82 to 92

70 to 80

58 to 68

51

1 to 15

6167

1 to 60

Statio

n Hote

l

94 to 126

52 to 64

32 to 50

128 to 160

Church

5032

75

63

67

79

73

77

71

6569

61

6

10

4 2

90

Ayr Station

12

El Sub Sta

11

3

5

12

1

PH

1523

25

97 to

111

82 to

96

50 to

64

66 to

80

13

12 3

181 19 6

65 to

79

81 to

95

37 to

4243

to 48

130 to 140

114 to 128

98 to

112

82 to

96

178 to 192

15

17

8 10

PH

13

1

79

62

12

18

(Government Offices)

27PH

21

710

1522

2524 26

80

Club

911

7472

57

1

8

6111

16

5359 71

16

5 to 8

1911

1

1

11

24

19

2523

1 to 4

36

35

21

2731

32

27a

29

21

28

2

6

43

54

8 to 1

4

18

35 16

2

35a

16

45

18

33

8

2

11

33

24

10

50

55

52

1

9

72

53

4

64

2

2

54

BERE

SFOR

D TE

RRAC

E

SOUTH

DORNOCH PARK

DORNOCH

SPRINGVALE ROAD

CRAI

GWEIL

ROAD

BLAC

KBUR

N PL

ACE

MARCHMONT ROAD

BOWMAN ROAD

COURT

LODGE

WELLINGTON LANE

PARK

TERR

ACE

ALLO

WAY

PLA

CE LA

NE

ESPL

ANAD

E

ARRA

N TE

RRAC

E

SEABANK ROAD

Espla

nade

BATH PLACE

CHARLOTTE STREET

QUEE

N'S T

ERRA

CE LA

NE

CHARLOTTE STREET LANE

HARBOUR

SOUTH BEACH ROAD

GREE

N ST

REET

GREE

N ST

REET

LANE

KING STREET

QUEE

N'S T

ERRA

CE LA

NE

PAVILION ROAD

MONTGOMERIE

NORTH HARBOUR STREET

EGLIN

TON

TERR

ACE

EGLIN

TON

PLAC

E

AILSA PLACE

CITADEL PLACE

BRUCE

CRES

CENT

AILSA PLACE

SALTFIELD LANE

CROMWELL ROAD

EGLIN

TON

CRESCENT

BRUCE

FORT

STRE

ET

ST JOHN STREET

ACADEMY STREET

FORT

STR

EET

CASS

ILLIS

STRE

ET

CHAR

LOTT

E STR

EET L

ANE

WELLINGTON SQUARE

WELLINGTON SQUARE

BARN

S TER

RACE

BARN

S TE

RRAC

E

BARNS CRESCENT

FAIRFIELD ROAD

FULLARTON STREET

FORT STREET

DOUG

LAS S

TREE

T

DOUG

LAS L

ANE

BARN

S TE

RRAC

E LAN

E

PLAC

EAL

LOW

AY BARN

S TE

RRAC

E

MILLER ROAD

BARN

S CR

ESCE

NT

CRAI

GWEIL

ROAD

CRAIGWEIL PLACE

WHEATFIELD ROAD

PARK CIRCUS LANE

DALBLAIR ROAD

SAVOY PARK

BELLEVUE CRESCENT

RACE

COUR

SE RO

AD

BELL

EVUE

LANE

PARK CIRCUS

BELLEVUE LANE

PARK CIRCUS

MILL STREET

Hope Street

BOSWELL PARK

BELL

EVUE

LANE

BELLEVUE CRESCENT

BELLEVUE ROAD

MARCHMONT ROAD LANE

CARRICK STREET

STATION BRIDGE

MAR

CHM

ONT R

OADBELLEVUE ROAD

BERESFORD LANE

ARTHUR STR

EET

BELLEVUE STREET

PARKHOUSE STREET

NILE COURT

KILL

OCH

PLAC

E

DALBLAIR ROAD

MILLER ROAD

BELLEVUE LANE

CARR

ICK

ROADMIDTO

N ROAD

ROAD LANE

CARR

ICK

MILL WYND

JOHN STREET

STRATHAYR

PLACE

ALLOWAY PARK

ALLO

WAY

PLA

CE

BARNS STREET LANE

BARNS STREET

BARNS PARK

BARN

S TE

RRAC

E LAN

E

OSW

ALD

LANE

SPUR

ROAD

CROW

N SQ

UARE

WEAVE

R STR

EET

DAMSIDE

GARD

EN ST

REET

YORK

STRE

ET LA

NE

YORK PLACE

YORK PLACE CROWN STREET

NORTH HARBOUR STREET

GEORGE STREET

RIVER TERRACE

QUEE

N'S T

ERRA

CELA

NE

CROMWELL ROAD

SOUTH HARBOUR STREET

YORK

STRE

ET

YORK

STRE

ET LA

NE

BACK

MAI

N ST

REET

CROWN STREET

BOUR

TREE

PARK

DONG

OLA

ROAD

ST PHILLANS AVENUE

LOTH

IAN

ROAD

LESLIE CRESCENT

TRYFIELD PLACE

BACK HAWKHILL

AVENUE

MILL BRAE

HOLMSTON ROAD

MILLBRAE COURT

BURNETT TERRACE

PLACE

CRAIGIE AVENUE

JOHN STREET

RIVERSIDE PLACE

GORDON TERRACE

RUSSELL DRIVE

George Square

Duke Terrace

VIEWFIELD ROAD

Macadam Square

Church Court

CONTENT STREET

ALBERT TERRACE

ELBA STREET

JAMES STREET

Macadam ChurchPlace

FOTH

RING

HAM

ROAD

HAWKHILL AVENUE LANE

QUEEN'S QUADRANTWHITLETTS ROAD

AVENUE

CRAI

GIE R

OAD

QUEEN STREET

GardensElba

VICTORIA STREET

CRAI

GIE R

OAD

CRAI

GIE R

OAD

CONTENT AVENUE

LOTH

IAN

ROAD

CRESCENT

Court Limonds

CONTENT STREET

JOHN STREET

ALLIS

ON ST

REET

PHILIP SQUARE

KINGS COURT

MACADAM PLACE

PLACE

STRATHAYR PLACE

MILL WYND

STREET

STRATHAYR

MILL STREET

SMITH STREET

STAT

ION

ROAD

CASTLEHILL ROAD

BOURTREE PARKBOURTREE PARK

ST PHILLANS HAMILTON

LIMON

DS W

YND

KING STREET

SYMS LANE

GEORGE STREET

LIMONDS W

YND

HOLMSTON GARDENS

ST ANDREW'S STREET

ASHGROVE STREET

DONG

OLA

ROAD

LESLIE CRESCENT

River Ayr Walk

ASHGROVE STR

EET

10.5m

10.8m3.7m

4.4m

5.2m

6.0m

4.3m

3.9m

4.1m

4.3m

9.2m

4.5m

3.6m

5.7m

5.8m

4.0m

8.8m

7.0m

3.9m

5.6m

4.3m

7.2m

7.4m

8.8m

6.9m

7.5m

7.1m7.5m

7.2m

6.7m

7.4m

8.3m

9.2m

5.2m

6.6m

7.6m

6.6m

7.1m

7.8m

6.2m

6.3m

10.3m

7.0m6.2m

8.2m

7.5m

7.9m

13.3m

7.9m

9.4m

10.6m

10.9m

10.9m

9.7m

8.5m

10.6m

10.6m

8.8m

4.4m

11.0m

4.7m

4.2m 4.2m

5.5m

3.4m

3.4m

6.4m

4.6m

4.4m

4.0m

3.8m

6.5m

6.4m

15.6m

8.9m

10.8m

16.4m

10.3m

13.6m

12.2m

11.5m

11.3m

13.0m

12.1m

15.0m

13.8m 14.8m

12.5m

11.6m

11.8m

14.2m

12.7m

13.5m

12.4m

14.0m

11.2m

11.7m

11.3m

15.3m

14.3m

16.1m

15.0m

9.3m

6.2m

7.2m

10.4m

10.1m

7.3m

9.4m

10.4m

11.6m

7.7m

10.3m

5.8m

5.9m

15.6m

13.0m

13.2m

13.4m

15.3m

10.4m

14.7m

13.2m

15.4m

10.1m

El Sub Sta

El SubSta Sub StaEl

(SM)

Sand

El Sub Sta

Slop

ingma

sonr

y

SM

PuttingGreen

SM

Slop

ing m

ason

ry

SMSloping

masonaryEl Sub Sta

Slopingmasonry

El Sub Sta

Miniature

PlayArea

LowGreen

Tennis Courts

SM SM

LowGreen

CarPark

BowlingGreen

El Sub Sta

El

SubSta

SubSta

El

CarPark

El Sub Sta

Ramp

CarPark

El Sub Sta

Car

El SubSta

El Sub Sta

El Sub Sta

CarPark

CarPark

Park

ElSubSta

CarPark

Ramp

El Sub Sta

El Sub Sta

CarPark

El Sub Sta

CarPark

CarPark

SM

SM

NorthQuay

CarPark

ElSub Sta

El Sub Sta

CarPark

CarPark

Golf

(SM)

Bowling Green

El Sub Sta

El Sub StaTerraces

Terraces

Bowling Green

CarPark

EL Sub Sta

Terraces

Track

Terraces

Track

CraigiePark

El SubSta

El SubSta

Terraces

Terraces

El Sub Sta

Terraces

Sub StaEl

Cemetery

El SubSta

Tennis Courts

Cemetery

Bowling Green

SubElSta

CraigiePark

AllotmentGardens

CraigieEstate

CraigiePark

PlayArea

FootballGround

FootballGround

Bowling Green

Tennis Courts

Playground

El Sub Sta

SM

Car Park

Car Park

Weir

El Sub Sta

El Sub Sta

Car Park

CarPark

CarPark

Sub StaEl

CarPark

Playground

Playground

RiverAyr

FortWall

FortWall

Fort Wall(course of)

St John theBaptist's(remains

of)

Fort Wall

FortWall

(Courseof)

FortWall

FortWall

(courseof)

(courseof)

BrigPort(remains

of)

AuldBrig

Pipe Line

PipeLine

PipeLine

Mean HighWater Springs

River Ayr

MHWS

MHWS

MLWS Mean High Water SpringsAyr Harbour

MHWS

Mean HighWater Springs

Mean High & MeanLow Water Springs

Mean High & MeanLow Water Springs

Mean High & Mean Low Water Springs

Ayr Harbour

Mean High Water Springs

River Ayr

Mean High & Mean Low Water Springs

River Ayr

Mean High Water Springs

Ayr HarbourRiverAyr

Mean High Water Springs

Mean HighWater Springs

MH &MLWS

Mean High & MeanLow Water Springs

River Ayr

MH & MLWS

Normal Tidal Limit

MH &MLWS

River

Mean High Water Springs

Sloping masonry

Mud and Shingle

Mud and Shingle

Mud and Shingle

Mud and Shingle

Sand andShingle

Mud andShingle

Mud andShingle

Mud and Shingle

Bungalow

12

6

8

11

House

14 19 Hotel

16b

31

2

4044

21

1 107

House

16

13

59 to

2733

85

73

1

110

7

101

4

16

38

1

1 to 2

1

4

22

5

(Strathclyde Police)

8

Offices

32

4

1820

1315 37

3

16 to 20

12

1

7

11

1

3

Hall

1

12

1523

4

8

4

Yard

20

Sub Sta

30

2

20

4d5

11

6

7

33

to

9

PH

3

812

to

3525

45

61

Court

58

63

to

3634

6

96 94

1

5 4

3

DalblairCourt

PC

2827

18

Surge

ry72

34 42

Hall

36

Churc

h

Surge

ry

14

27

2

1

to31

10

1713

23

30

Police27

26

to74

78

92

84

62

88

Church

45

34

2636

22 20

3832

42

House

4947

50

51

9

4

46

11

9

18

ClinicDist Co

4143

11

108

14

10

12

Park

2

to 22

28

97

3 5

10

77 to 81

18

9

Shelter

to

75

12

21

28 101 t

o 111

112 to 118

293739

42

Lodg

e

10 to 15

to61

House

6

35

House

1 to 8

Auld Kirk of Ayr

(Govt Offic

es)

44

242

221

262

225223 238

266

237

234

241

to

39a

5

132

121119

111115

Theatre

9

35

44

167163 178

20 18to

248

18

24 to

28

32

PH

20

12

Court

29

4240

69

160

105

148

Bank1

3 2

154

109

4Lorne Arcade to

1416 to 2022

23to to

51

Offices

5

41

266

21 to 25

33

171

111315

212 4

119 t

o 127

128 to 144

to

Kyle Centre

39

2

45Blackfriars

Cottages

Primary

9

204222

182

200

212

1 to 7

to

to

El

210

9

6 7Bank

1

a-e

5559

10

6

28

Office

25toto

3226

16

35

5654

Information

37PH

Centre

17 22

13b

31

Academy

27

Court

236

15

Car ParkMultistorey

1

116

2 1

83

6

16 16 to 2022

113

66 to

70

99

6295

17

19

20

21

16

41c

48

89 85

Marlborough Court

Buchan Court

46

103

4Industrial Estate

56

Bank

6

to

39

34 to

4829

to 36

7 to 12

Park

62

House

Buisness and

Buisness and

19

6

17 21

House

1

73 to 80

to

to

36

114

32

38

7 14

25

to

Education Centre

Cabin

9

41

to1

13

6460

30 to 33

26 to 29

StaSub

29

El Sub Sta

Nursery School

30

Stables

1

3

Sub

2

Bowling Green

70

R C Church

716763

5547

45 49

to

Wallacetown

3836 48

24a

44 46

Government Office

Kyle Court

to

2

2

49 to

54

Russell House

El Sub Sta

1719

811 to 5

20

to

23

9

to

to

toto

42

66

49 51

PARKBLACKBURN ROAD

PARK TERRACE

Newmarket Street

QUEE

N'S

TERR

ACE

STREETSOUTH

SOUT

H HA

RBOU

R STR

EET

TERRACE

RIVER STREET

MAIN

STRE

ET

TERR

ACE

SANDGAT

E

CATHCART STREET

SANDG

ATE

MEWS LANE

HIGH STREET OLD BRIDGE STREET

KIRK PORT

BLACKFRIARS WALK

Hope

Stre

et

Arran Mall

HIGH STREET

SMITH

STRE

ET

KYLE STREET

ALLO

WAY

STRE

ET

Carrick Street

UNIO

N AR

CADE

STATUE SQUARE

BURNS

SOUTH HARBOUR STREET

NEW BR

IDGE S

TREE

T

Boat Vennal

MAI

N ST

REET

TRYFIELD

RUSSELL STREET

Court

CRAIGIE

STATION ROAD

SMITH

AVENUE

RUSS

ELL D

RIVE

BM 6.

83m

BM 5.00m

BM 11

.28m

BM 6.47m

BM 7.59m

BM 4.76m

BM 4.84m

BM 4.71m

BM 7.10mBM 6.27m

BM 3.60m

BM 7.56m

BM 5.

95m

BM 7.39m

BM 10.00m

BM 7.40m

BM 8.00m

BM 6.2

1m

BM 8.7

0m

BM 7.14m

BM 12.11m

BM 6.71m

BM 8.57m

BM 9.28m

BM 11.39m

BM 11.17m

10.56mBM

BM 5.64m

BM 9.23m

BM 4.86m BM 4.68m

BM 6.73m

BM 6.

98m

BM 5.

93m

BM 4.34m

BM 7.04m

BM 16.12mBM 12.71m

BM 14.08m

BM 14.23m

BM 15.74m

BM 13.88m

BM 12.69m

BM 11.85m

BM 12.87m

BM 14.29m

BM 13.98m

BM 15.49m

BM 12.11m

BM 9.72m

BM 8.26m

BM 11.98m

BM 10.35m

BM 7.91m

BM 13.50m

BM 13.75m

BM 10.58m

BM 15

.98m

BM 12.16m

AYR

WALLACETOWN

Boating Pond

Issues

Ward BdyCH

Ward BdyCH

Und

CH

Ward Bd

y

CR

CRW

ard B

dy

CRW

ard BdyW

ard BdyCR

Ward BdyCR

CRW

ard B

dy

War

d Bdy

CR

CR

Ward BdyCR

CR

Ward Bdy

CR

CR

Ward Bdy

CR

Ward BdyCR

Ward Bdy

CR

Und

CP

Ward Bdy

CS

CR

C PathWard Bdy

CRWard Bdy

Gate

Church

Fort

MLW

MHWS

MLWS

MLWS

MLWS

MLWS

MLWS

Ayr

Dock(disused)

Rock

Rock

Rock

Mud

Sand

OPP 2, RET 4 & 7,H 17, TOUR 5

OPP 2, RET 4 & 7,H 17, TOUR 5

SERV 11

ENV 5

SERV11

SERV 7

OPP 2,SERV

11

SERV 11

RET 5, 6 & 7, OFF 1,H 17, TOUR 5

RET 5, 6 & 7, OFF 1,H 17, TOUR 5

RET 5, 6 & 7, OFF 1,H 17, TOUR 5

RET 5, 6 & 7, OFF 1,H 17, TOUR 5

RET 5, 6 & 7, OFF 1,H 17, TOUR 5

OPP 1,RET 5, 6 & 7,OFF 1, H 17,

TOUR 5

RET 5 & 6, OFF 1,H 17, TOUR 5

RET 4 & 7 H 17,TOUR 5

RET 4 & 7 H 17,TOUR 5

RET 4 & 7 H 17,TOUR 5,OPP2

SERV 7

233200 233400 233600 233800 234000 234200 234400

233200 233400 233600 233800 234000 234200 234400

6210

0062

1200

6214

0062

1600

6218

0062

2000

6222

0062

2400

621000621200

621400621600

621800622000

622200622400

Town Centre Boundary (Policy RET 1)

Ayr Central Conservation Area

National Cycle Route

(NOTE: Refer to Main Policy Legendfor full policy list)

South Ayrshire Local Plan

N

Scale 1:5,000

This map is based upon Ordnance Survey material with the permission of Ordnance Surveyon behalf of Her Majesty’s Stationery Office. © Crown Copyright. Unauthorised reproduction

infringes Crown Copyright and may lead to prosecution or civil proceedings.South Ayrshire Council. 100020765, 2007.

MAP 23

AYR TOWN CENTRE

Newton Strategy

Background Information

The Newton area of Ayr, situated on the north bank of the River Ayr across from Ayr Town

Centre, had a history independent from the Burgh of Ayr until comparatively recently,

developing as a small urban area centred around mining, and later industrial and port related

activities. The independence from Ayr until it became part of Ayr Burgh in 1874 contributed to the requirement for a wide range of local facilities, including housing, shops and schools.

Post War development within Newton has seen a reduction in residential use and railway

land, with a proportionate increase in business and industrial uses, although some new flatted dwellings have now been built along the River Ayr frontage.

Buildings within Newton range from late 19th Century and early 20th Century institutional,

warehousing and small scale domestic properties, to large industrial premises. A number of

properties are in need of repair or enhancement, with some vacant buildings and sites in

evidence. Vacant premises are most evident along the retail and business frontages of the Main Street area.

Requirement for a Strategy

Newton makes a valuable contribution to the local economy of South Ayrshire. There is a

wealth of small workshop premises for new start businesses and small companies, which form an essential service as an integral part of the overall economic well-being of South Ayrshire.

Whilst the role of the area as an industrial seed bed is important, the relatively low land

values and loss of housing has, in some cases, resulted in low levels of investment in building

maintenance and an insufficient population base to support associated service activities and

facilities. The overall environmental quality of Newton has become an additional cause of concern.

Purpose of the Strategy

The purpose of this strategy is to offer supplementary guidance to the policies of the Plan for

this unique area, through a flexible approach to the promotion of the area's potential and to

provide detailed guidance to resolve land use conflicts. It is hoped that the successful

implementation of this land use strategy will arrest physical decline and re-affirm Newton's

vitality and viability.

The strategy requires to be read in conjunction with the overall policies of the local plan, and the policies and proposals map for the Newton area in particular.

Potential Development Constraints

Newton has few constraints precluding development, although a range of minor, potential constraints may create localised difficulties.

Transport infrastructure:

Roads infrastructure in Newton comprises a grid of minor distribution roads, which are not

suited to large numbers of heavy goods vehicle movements. The Council will seek, and

respond favourably, to proposals which assist in the resolution of this issue. Parking and

service arrangements create additional problems and localised congestion. Rail lines serving

the Ayr port physically separate Newton from the sea shore and dominate land use to the north of the area.

Environment:

Former and current industrial processes have, in some cases, created site clearance and

contamination issues, which may make redevelopment options for certain uses (e.g. housing)

uneconomic. Although there are some vacant areas of land, few offer any large scale

redevelopment opportunities due to their surrounding environment or site dimensions. The

overall low environmental quality of Newton and some land use conflicts may act as a disincentive for potential investment.

Flood Risk:

Whilst Newton is not considered to be at specific risk from rainfall related flooding, adverse

weather conditions are known to cause coastal/salt water flooding on land and premises adjacent to the coast.

The Strategy

One of the most important features of Newton is its changing character which has enabled it

to adapt to a wide range of different uses and activities. The strategy therefore aims to

address potential constraints to development whilst pursuing the numerous opportunities available - without compromising the existing functions and vitality of the area.

Port Related Uses

The proximity of Ayr Harbour has resulted in a range of inter-dependent and related activities

within the locality, many being large scale land uses, including a major port company, coal

movements and scrap operations. These activities should continue as an important element

of the port's function, and where areas exist for further port related

development or the intensification of these uses, they will be protected from intrusion of development uses unrelated to the operation of the port.

Industrial Uses

Industrial uses range from large-scale land uses to a wide and varied workshop distribution,

providing accommodation for a mix of skills and services, serving the wider economy. It is

important to maintain and encourage the continued viability of all these activities in the

locality through the protection of land and premises for industrial uses.

Retail Uses

Within the above context, and due to the proximity of Newton to Ayr Town Centre, it is

important to ensure that premises, and land are not lost to retail uses, other than those

exclusively serving trade customers, or where premises are located along the Main Road/New

Street thoroughfare. Such development, especially large scale, could detrimentally affect the

established shopping pattern and vitality of Ayr Town Centre as defined on the Proposals

Map. Therefore, proposals for general retail development in Newton, whilst adjacent to the

Town Centre would not be supported by the Council. Small convenience/corner shop or snack

shop provision may be acceptable as a service for residential areas, or for local

industrial/commercial employees.

Whilst the policy position is clear with regard to general retail sales to the public, there is

some sympathy with the view that a limited level of sales may be acceptable (ie only a small

proportion of the business, 20% being used as a guide) where this may help to keep the

main element of the business viable, and where it would not compromise the aims of the Plan

and Government guidance. In order to monitor and control the level of trading with the

general public, where the Council is minded to approve a planning application, the consent will be for a limited period, and thereafter reviewed on a regular basis.

Office Uses

Whilst it remains important to ensure that industrial premises are not lost to other uses, the

provision of office space may be appropriate, especially where associated with, or ancillary to, industrial businesses.

Residential Uses

Opportunities for residential development exist to consolidate existing residential areas,

although consideration must be given to the future amenity of these areas - including the

provision of open space and recreation areas. Amenity areas at present are not well

landscaped, are poorly located, and few in number. Any additional residential development in

Newton should be directed to locations which are adjacent to existing residential areas.

Vacant Sites

Vacant sites to the west of Main Street comprise small scale, gap or infill development opportunities - including property conversion.

Townscape

Although recent investment in the built form of Newton has been limited, much of the

townscape is attractive, especially along Main Street. In addition, a number of fine buildings

are also located within the industrial area to the west of Main Street. The strategy identifies

properties which act as visual focal points, especially those which are listed, or form a

coherent group with listed buildings. Whilst only the listed buildings have statutory

protection, the strategy seeks to protect all the focal point buildings in order to protect the

visual and historic character of Newton in recognition of its importance in the development of

the Ayr/Prestwick urban area.

Traffic

Traffic congestion has been identified as a problem within Newton. Of particular concern, is

the potential conflict of traffic requiring access to Ayr Harbour. This traffic uses a recognised

haul route along Waggon Road and Saltpans where a bridge crosses the railway tracks. The

bridge suffers from poor vertical and horizontal geometry and is expensive to maintain. The

Council will seek to identify a possible solution to this problem and will investigate the

possibility of a level crossing at this location.

Passive Open Space

Newton Foreshore offers a large area of informal recreational open space. More effective use

of this area could result from environmental improvement, including landscaping, upgraded

children's play area, public art and walkways/cycle routes to link the area to residential areas in the vicinity and Ayr/Prestwick as a whole.

Strategy Diagram

Whilst the Local Plan policies will remain the primary consideration in terms of land use or

development applications, the Council, as previously stated, will adopt a flexible approach to

the promotion of Newton's potential to accommodate changing business and property

requirements. For this reason, the Strategy diagram is an adjunct to the Proposals Map which

offers additional guidance for proposals. The diagram does not repeat the Local Plan policies

(which should be read from the Proposals Map) but suggests how the Council may view development proposals.

Important townscape features have been highlighted where their retention is desirable. The

Council will give favourable consideration to proposals for the sympathetic treatment of these

properties and adopt a flexible attitude to proposals for changes of their use where this would ensure investment in, and a sensitive upgrading of them as a whole.

The buildings identified are:

STREET NUMBER/BUILDING

River Terrace 2,4#

George Street 2-14* and Free Church*

River Street 7, 17-24

Main Street

Newton Cross*, Borderline Theatre*, Carnegie Library*, Newton Tower,* Orient Cinema, Newton on Ayr New Church,