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.
The
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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,