Ayr Central Conservation Area Management Plan - South Ayrshire ...

South Ayrshire Council
Adopted November 2009
CONSERVATION AREA MANAGEMENT PLAN
AYR CENTRAL

AYR CENTRAL CONSERVATION AREA MANAGEMENT PLAN
ADOPTED NOVEMBER 2009
Prepared by Nick Haynes, Historic Buildings Consultant, for South Ayrshire Council
Department of Development, Safety & Regulation
South Ayrshire Council
Burns House
Burns Statue Square
AYR
KA7 1UT
www.south-ayrshire.gov.uk
The production of this document is part-funded by the Heritage Lottery Fund under the
Townscape Heritage Initiative Stage 2 Development Award for Ayr.
© Text: South Ayrshire Council.
© Mapping: Crown copyright. All mapping data is licensed to South Ayrshire Council from
Ordnance Survey with the permission of the Controller of Her Majesty’s Stationery Office.
All rights reserved. Licence number 100020765.
© Images: copyright of Nick Haynes unless otherwise credited.
Front cover images:
1. Detail of griffin, Town Buildings, New Bridge Street.
2. Loudoun Hall, Boat Vennel.
3. Date stone, Old Parish Church.
4. Detail of carving at 116 high Street.
Back cover image:
1. Street sign and post box, Bruce Crescent.
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Ayr Central Conservation Area Draft Management Plan
CONTENTS
1 INTRODUCTION
1.1 Purpose of the Management Plan ……………………………………………
1.2 Format of the Management Plan ……………………………………………..
1.3 Relationship with planning and other objectives ………………………….
1.4 Status ……………………………………………………………………..............
1.5 Stakeholders ……………………………………………………………………...
1.6 Disability equality ………………………………………………………………..
1.7 Period of operation ……………………………………………………..............
1.8 Ayr Central Conservation Area Character Appraisal ……………………...
2 PLANNING CONTEXT
2.1 General: legislation, policy, and guidance …………………………………..
2.2 Implications of conservation area designation …………………………….
2.3 Designation of Ayr Central Conservation Area …………………………….
2.4 Boundaries ………………………………………………………………………..
2.5 Summary of other statutory designations in the conservation area …...
3 ORGANISATIONAL MEASURES
3.1 Background ……………………………………………………………………….
3.2 Ayr Renaissance Company …………………………………..........................
3.3 South Ayrshire Council: Knowledge and Skills …………………………….
3.4 South Ayrshire Council: Streetscape Working Group and Public Realm
Strategy ……………………………………………………………………………
3.5 South Ayrshire Council: Council Properties ………………………………..
3.6 Portfolio Carrier ………………………………………………………………….
3.7 Ayr Central Conservation Area Advisory Group ……………………………
4 PLANNING MEASURES
4.1 Local Plan policies ………………………………………………………………
4.2 Conservation area boundary amendments …………………………………
4.3 Article 4 Directions ………………………………………………………………
4.4 Control of Advertisements ……………………………………………………..
4.5 Protection of mediaeval rigs …………………………………………………..
4.6 Enforcement ……………………………………………………………………...
4.7 Use of statutory powers: repairs notices, urgent works notices,
dangerous buildings notices and compulsory purchase orders ………..
4.8 Tree Preservation Orders ………………………………………………………
4.9 Supplementary Planning Policy Guidance ………………………………….
4.10 Site-specific development briefs ……………………………………………..
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Ayr Central Conservation Area Draft Management Plan
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5 RESOURCE MEASURES
5.1 Ayr Renaissance Company: Ayr Renaissance Project …………………...
5.2 Heritage Lottery Fund: Townscape Heritage Initiative …………………...
5.3 Historic Scotland: Conservation Area Regeneration Scheme ………….
5.4 Historic Scotland: Building Repair Grants ………………………………….
5.5 South Ayrshire Council: Private Sector Housing Grant Scheme ……….
5.6 South Ayrshire Council: Management Plan Actions ………………………
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6 PROJECT MEASURES
6.1 Tackling building maintenance ……………………………………………….
6.2 Training and education initiatives ……………………………………………
6.3 Interpretation and awareness initiatives ……………………………………
6.4 Repair of historic buildings ……………………………………………………
6.5 Public realm improvements at South Harbour Street ……………………
6.6 Public realm improvements to the riverside walk ………………………..
6.7 Public realm improvements at Sandgate, High Street and Newmarket
Street ………………………………………………………………………………
6.8 Replacement of riverfront buildings behind 12-16 and 26-48 High
Street ………………………………………………………………………………
6.9 Re-design of Burns Statue Square …………………………………………..
6.10 Redevelopment of Boswell Park area ……………………………………….
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7 IMPLEMENTATION
7.1 Programme of measures ………………………………………………………
7.2 Consultation and long-term community engagement ……………………
7.3 Adoption …………………………………………………………………………..
7.4 Monitoring and review ………………………………………………………….
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APPENDIX A: South Ayrshire Local Plan design guidance panels……………...
APPENDIX B: Summary of South Ayrshire Local Plan policies relevant to Ayr
Central Conservation Area …………………………………………..
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Ayr Central Conservation Area Draft Management Plan
This product includes mapping data licensed from Ordnance Survey with the permission of the Controller of Her Majesty’s
Stationery Office. © Crown copyright and/or database right 2008. All rights reserved. Licence number 100020765.
Ayr Central Conservation Area Boundary, August 2009.
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INTRODUCTION
1.1
The Purpose of the Management Plan
The Ayr Central Conservation Area Management Plan is intended to establish a
planning and management framework for maintaining the special character of
the area and for taking forward enhancement proposals within the constraints of
available resources. The Management Plan draws on the Ayr Central
Conservation Area Character Appraisal of October 2008, which identified the key
elements that contribute to the special historic and architectural character of the
area and set out a number of potential opportunities for preservation and
enhancement.
‘When effectively managed, conservation areas can anchor thriving
communities, sustain cultural heritage, generate wealth and prosperity and
add to quality of life. To realise this potential many of them need to continue
to adapt and develop in response to the modern-day needs and aspirations of
living and working communities. This means accommodating physical, social
and economic change for the better. Physical change in conservation areas
does not necessarily need to replicate its surroundings. The challenge is to
ensure that all new development respects, enhances and has a positive
impact on the area.’
Scottish Government, Planning Advice Note 71: Conservation Area
Management
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Ayr Central Conservation Area Draft Management Plan
1.2
Format of the Management Plan
The Management Plan sets out the planning context of Ayr Central Conservation
Area and proposes a framework to address the issues raised by the Character
Appraisal under the following types of action:
• Organisational measures
• Planning measures
• Economic measures
• Project measures
Finally the implementation programme and formal adoption process are
described.
1.3
Relationship with planning and other objectives
The objectives and measures in the Management Plan include several that
address planning matters and development issues. Objectives and actions that
reflect or relate to other policy areas or functions of the local authority are also
included, and are consistent with the ambitions of the Ayr Renaissance Strategy
and the Single Outcome Agreement 2008-2009 (LO13) between South Ayrshire
Council and the Scottish Government. Planning policies in the Management
Plan are consistent with the statutory planning position set out in the Council’s
Local Plan and the Ayrshire Joint Structure Plan.
1.4
Status of the Management Plan
The Management Plan will have the status of supplementary planning guidance.
Where the Management Plan addresses planning issues, it will be a material
consideration in determining proposals. The detailed objectives and actions set
out in the Management Plan are intended to complement the more general
policy objectives of the South Ayrshire Local Plan and should be used in
conjunction with it. The new South Ayrshire Local Plan (from 2012) will refer to
this Conservation Area Management Plan and other supplementary planning
guidance relating to built heritage conservation issues.
1.5
Stakeholders
Effective implementation of the Management Plan will depend on partnership
between the Local Authority and a wide range of stakeholders including other
public agencies, the private sector and the local community to maximise the coordination
of policy and action.
1.6
Disability Equality
South Ayrshire Council’s Disability Equality Scheme will inform the
implementation of the Management Plan. In particular the Council will seek to
involve disability groups and organisations in the development of measures set
out in the Plan, and will promote appropriate access improvements to the
historic built environment.
1.7
Period of operation
Subject to review and revision, the Management Plan will operate from August
2009 to July 2019.
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Ayr Central Conservation Area Draft Management Plan
1.8
Ayr Central Conservation Area Character Appraisal
The Ayr Central Conservation Area Character Appraisal details the key
elements that contribute to the special historic and architectural character of
the area, and sets out opportunities for preservation and enhancement. Key
characteristics include:
• The strategic location of the town at the mouth of the River Ayr where it
meets the Firth of Clyde.
• Foundation as a Royal Burgh by William the Lion in 1205.
• The continued existence of large parts of the early mediaeval layout at
the heart of the town.
• High levels of archaeological potential, both underground and in
standing buildings.
• Structures and planned layouts of historic or architectural interest
dating from most key periods of development in the town.
• The remains of a major Cromwellian citadel, which continue to exert
influence over the layout of the town.
• The ‘set piece’ Town Buildings with their landmark steeple.
• Widespread survival of traditional materials such as stone, slate, and
timber.
• Predominantly residential, commercial and civic land use.
• Public open spaces of historic, natural heritage, recreational and
amenity value.
• Association with important historical events and figures such as William
Wallace, Robert Bruce, and Robert Burns.
• A busy shopping centre, popular with residents, tourists and seaside
visitors alike.
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Ayr Central Conservation Area Draft Management Plan
Summary of Management Plan responses to principal Character Appraisal
issues
Conservation Area Character Appraisal issues
Protection of the character of the conservation area
including historic environment assets (scheduled
monuments, archaeological sites, listed buildings,
buildings of character, historic street patterns, historic
public realm features and surfaces, open spaces, parks
and gardens) and views to/from the area.
Bring forward proposal for conservation area boundary
amendments.
Management
Plan Measure
Planning 1
Planning 2
Establish Townscape Heritage Initiative. Organisational 1
Resource 2
Project 4
Encourage better general maintenance of buildings. Project 1
Update Supplementary Planning Guidance. Planning 9
Produce householder guidance on stone repairs and Planning 9
painting of façades.
Development briefs for sensitive sites. Planning 10
Establish co-ordination group for public realm works. Organisational 3
Bring forward policy for protection of the mediaeval rigs. Planning 5
Bring forward proposals for raising Project 3
awareness/interpretation/education/community
engagement.
Implement public realm improvements to South Harbour Project 5
Street.
Implement public realm improvements to riverside Project 6
walkway.
Replacement of riverfront buildings behind 12-16 and 26- Project 8
48 High Street.
Re-design of Burns Statue Square. Project 9
Redevelopment of Boswell Park area. Project 10
Replacement of public realm surfaces in the Sandgate, Project 7
High Street and Newmarket Street with appropriate high
quality natural materials.
Encourage reinstatement of iron railings. Planning 9
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Ayr Central Conservation Area Draft Management Plan
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2.1
PLANNING CONTEXT
General: legislation, policy, and guidance
Legislation and Statutory Instruments
Planning (Listed Buildings & Conservation Areas)(Scotland) Act 1997.
Town & Country Planning (Scotland) Act 1997.
The Planning etc. (Scotland) Act 2006.
Town and Country Planning (General Permitted Development) (Scotland) Order
1992 (and subsequent amendments).
Policy and guidance
Approved Ayrshire Joint Structure Plan 2007-2012 (2007).
Adopted South Ayrshire Local Plan 2007-2012 (2007).
The Scottish Ministers, Memorandum of Guidance on Listed Buildings and
Conservation Areas (1998). Due to be replaced in 2009.
Historic Scotland, Scottish Historic Environment Policy (SHEP) (2008).
Scottish Government, Scottish Planning Policy 23 (Planning and the Historic
Environment) (2008). Due to be consolidated into Part Three of a single Scottish
Planning Policy document in 2009.
Scottish Executive, A Policy on Architecture for Scotland (2001).
Scottish Executive, Designing Places – A Policy Statement for Scotland (2001).
South Ayrshire Council, Supplementary Planning Policy Guidance Series
(various dates).
2.2
The Implications of Conservation Area Designation
Conservation areas are ‘areas of special architectural or historic interest, the
character of which it is desirable to preserve or enhance’, designated by
planning authorities as required by Section 61 of the Planning (Listed Buildings
& Conservation Areas)(Scotland) Act 1997. South Ayrshire Council currently has
21 designated conservation areas, varying in character from the urban centres
and residential suburbs to rural villages
The designation places a duty on the planning authority to:
• Review designations ‘from time to time’ and to ensure the preservation
and enhancement of the conservation area (through such measures as
conservation area appraisals, grant schemes or enhancement
proposals);
• Pay special attention to the desirability of preserving or enhancing the
character or appearance of that area in exercising its statutory planning
function.
Other measures affecting conservation areas include:
• Extra publicity must be given to planning applications affecting
conservation areas. This is usually achieved through the use of
advertising in the local newspaper;
• Conservation Area Consent is required for the demolition of any unlisted
building in a conservation area, subject to minor exceptions, and the
local authority or the Scottish Ministers may take enforcement action or
seek criminal prosecution if consent is not obtained;
• Requirement for planning permission for certain works including small
house extensions and outbuildings, roof alterations, stone cleaning or
painting of the exterior, cladding, provision of hard surfaces, and
satellite dishes.
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Ayr Central Conservation Area Draft Management Plan
• Written notice must be given to the Council before works are carried out
to any tree in the area, subject to minor exceptions;
• The Council or the Scottish Ministers may be able to take steps to
ensure that a building in a conservation area is kept in good repair
through the use of Urgent Works Notices;
• Powers exist for local authorities, Historic Scotland or the Heritage
Lottery Fund to provide financial grant schemes to assist with the
repair of buildings in conservation areas.
Further specific controls, known as ‘Article 4’ and ‘Control of Advertisements’
Directions, extend the requirement for planning permission for certain types of
work in Ayr Central Conservation Area. Details of the Article 4 and Control of
Advertisements Directions are set out in sections 4.3 and 4.4 below.
Where sites/monuments are scheduled or buildings are listed in the
conservation area, normal Scheduled Monument Consent or Listed Building
Consent for works is required.
2.3
Designation of Ayr Central Conservation Area
The Ayr Central Conservation Area was originally designated in 1969. The
boundaries were revised in 1976 and 1980. Article 4 Directions were approved
on 22 March 1977 and revisions approved on 11 February 1982. A Control of
Advertisements Direction was approved on 27 April 1983. The conservation
area was classified as ‘outstanding’ for the purposes of grant-aid by the
Historic Buildings Council for Scotland (former advisory body to the Secretary
of State for Scotland and subsequently the Scottish Ministers) in 1978.
2.4
Boundaries
The current boundary of the conservation area (section 1 map) contains the
medieval core of the town, the Citadel, and the villa areas as far south as Miller
Road; there is a substantial ‘exclusion zone’ within the area that takes account
of the modern developments and gap sites at the back of the High Street
around Carrick Street, Boswell Park and Dalblair Road. Amendments to the
boundary are proposed at Appendix H of the Character Appraisal – the
consultation and adoption processes form part of this Plan (section 4.2).
2.5
Summary of other statutory designations
The historical and architectural importance of Ayr Central Conservation Area is
reflected in the concentration of listed buildings in the area: 268 items are
included on the Statutory List, of which 11 are of national importance
(Category A), 127 are of regional importance (Category B), and 130 are of local
importance (Category C(S)). Listed items can include more than one property
(e.g. a terrace of houses or a tenements of flats), therefore the total number of
properties protected by statutory listing is considerably higher than the
headline figure suggests. In addition, parts of the Citadel walls are scheduled
under the Ancient Monuments & Archaeological Areas Act 1979, indicating
their national importance.
Whilst not statutorily designated in their own right, several areas of public open
space are also of historical interest and amenity value. There are no designated
designed landscapes or Tree Preservation Orders within the conservation area.
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Ayr Central Conservation Area Draft Management Plan
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3.1
ORGANISATIONAL MEASURES
Background
A very wide range of public bodies/agencies, private organisations, trusts,
charities, voluntary bodies, societies, businesses and individuals have an interest
in, or involvement with, the management of Ayr Central Conservation Area. Some
of the principal bodies include:
• South Ayrshire Council
• Ayr Common Good Fund
• Ayr Town Centre Trust
• Ayr Renaissance Company
• South Ayrshire Community Planning Partnership
• Ayr Town Centre Businesses Association
• Kyle & Carrick Civic Society
• Ayrshire Chamber of Commerce
• Scottish Enterprise
• Police & Community Safety Partnership
• Strathclyde Partnership for Transport
• Scottish Government
• Visit Scotland
• Historic Scotland
Much of the day-to-day management of the conservation area is undertaken by
various departments of South Ayrshire Council. The Council and Ayr Common
Good Fund (administered by the Council) are also major property owners within
the area. Ayr Renaissance Company (see 3.2 below) has been set up to drive
forward an ambitious regeneration programme, largely centred on the
conservation area. The purpose of the organisational actions detailed in this
section is to maximise the beneficial impact of the various management activities
on the appearance and enhancement of the conservation area.
3.2
Ayr Renaissance Company
A Limited Liability Partnership company has recently been established to carry
forward the Ayr Town Centre Renaissance project. The company is overseen by
a board of nine directors including cross-party representation from South
Ayrshire Council and the Chief Executive of the Council.
Ayr Renaissance Company will promote physical regeneration and economic
development within Ayr Town Centre. It will implement the adopted Ayr
Renaissance strategy, focusing on physical development in the North and South
Hubs and the Backlands areas. Its purpose is to assist, promote, encourage,
develop and secure the regeneration in the social, physical, economic
environment of Ayr Town Centre, specifically to:
• regenerate the town centre
• improve footfall
• improve the retail mix
• increase town centre living through creation of housing,
employment, social, cultural, educational and recreational facilities
• build the evening economy
• improve the built environment
• to bring land and buildings in the Town Centre into effective use
• advertise and promote the area and attract new businesses
• coordinate and oversee the agreed development programme
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Ayr Central Conservation Area Draft Management Plan
All of the above will be undertaken in partnership with private and public sector
partners and will accord with South Ayrshire Council’s wider local and structure
plans. Delivery of the agreed business plan will maximise funding from noncouncil
sources, particularly THI, private developers/investors, Ayr Common
Good Fund and will actively seek out other sources of funding.
Further details of the project are set out in the booklet The Renaissance of Ayr
Town Centre: A Strategy for the Future and the associated study by City Design.
The strategy proposes regeneration of the core area based on its unique
environmental assets, in particular the built heritage.
Draft Organisational Structure of the Ayr Townscape Heritage Initiative
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Ayr Central Conservation Area Draft Management Plan
3.4
South Ayrshire Council: Streetscape Working Group and Public Realm
Strategy
A number of Council departments are involved in the management of the public
realm of Ayr Central Conservation Area through the provision of services,
regulation of activities, and ownership and maintenance of land and property.
From the specification of road and pavement surfaces and maintenance of
green spaces through to the design and siting of bus stops, street lighting, litter
bins and benches, the Council’s actions can have a significant cumulative
impact on the appearance and character of Ayr Central Conservation Area.
Co-ordination of initiatives through a cross-departmental working group has the
potential to maximise the quality of the streetscape and to make a larger
positive combined impact on the area. Similarly the provision of guidance to
those working in the public realm through a Public Realm Strategy would help
ensure that all works were of appropriate quality and sensitive to the historic
environment.
Organisational Measure 3
A working group will be established to co-ordinate the streetscape
initiatives of Council departments in Ayr Central Conservation Area.
Guidance will be prepared to help achieve a consistently high standard of
work in the public realm.
3.5
South Ayrshire Council: Council Properties
The Ayr Central Conservation Area Appraisal identifies the poor level of general
maintenance of properties as having a negative effect on the character and
appearance of the area. It is recognised that South Ayrshire Council has a rôle
to play in promoting good practice in the regular maintenance of historic
buildings and open spaces as owner, occupier, and manager of a significant
number of properties in Ayr Central Conservation Area.
Organisational Measure 4
South Ayrshire Council will seek to develop and implement an appropriate
programme of maintenance and conservation planning for properties in
its ownership in Ayr Central Conservation Area. The Council will
endeavour to promote good practice in property maintenance by example.
Where properties are let to tenants, the Council will ensure that suitable
maintenance and repair conditions are put in place.
3.6
South Ayrshire Council: Portfolio Carrier
Within the organisational structure of the Council, individual councillors have
responsibility for leadership of policy areas as ‘Portfolio Carriers’. The historic
environment is represented by the Portfolio Carrier for Sustainability & the
Environment.
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Ayr Central Conservation Area Draft Management Plan
Organisational Measure 5
The Portfolio Carrier for Sustainability & the Environment will continue to
provide leadership for heritage issues across the whole range of Council
activities and responsibilities.
3.7
Ayr Central Conservation Area Advisory Group
As noted in the 3.1 above, a wide range of bodies and individuals have an
interest in the management of Ayr Central Conservation Area. At present there is
no dedicated mechanism for community involvement in conservation area
issues such as streetscape enhancement. A number of possibilities exist for
broader community involvement, including support for a separate advisory
group, or utilising existing Community Planning structures, or integrating with
arrangements for public engagement in the Renaissance project.
Organisational Measure 6
South Ayrshire Council will pursue options for broadening community
involvement in management of Ayr Central Conservation Area.
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Ayr Central Conservation Area Draft Management Plan
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4.1
PLANNING MEASURES
Local Plan Policies
Section Two of the South Ayrshire Local Plan sets out six policies specifically
relating to safeguarding the qualities of the area’s built environment, particularly
scheduled monuments, archaeological sites, listed buildings, and conservation
areas:
BE1 To ensure a consistent high standard of development within the plan area,
proposals will be considered in terms of compliance with the design criteria
detailed in Design Panel 1 (see Appendix A).
BE2 The Council will presume in favour of protecting listed buildings and their
settings, especially from inappropriate development and will actively encourage
the sensitive maintenance, restoration and re-use of all such properties.
BE3 All new development within, or affecting the setting of a conservation area
shall be required to preserve or enhance its character or appearance.
BE4 The Council will actively encourage and, where resources permit, implement
upgrading and enhancement programmes for conservation areas.
BE5 To ensure a consistent high standard of development within conservation
areas, proposals will be considered in terms of compliance with the design
criteria of Design Panel 1 of policy BE1 and Design Panel 2 (see Appendix A).
BE6 The Council will seek to protect scheduled ancient monuments, (including
their setting) and archaeological sites and encourage sympathetic proposals for
their promotion for educational or recreational purposes.
The Local Plan establishes detailed design guidance for new development and
development affecting conservation areas. The full guidance is included at
Appendix A. The Local Plan also contains other policies relevant to Ayr Central
Conservation Area: a summary of these policies is included at Appendix B.
Planning Measure 1
All development proposals within Ayr Central Conservation Area will be
assessed against compliance with Local Plan Policies BE1 to BE6 and the
associated Design Guidance Panels 1 and 2.
4.2
Conservation Area Boundary Amendments
As part of the Ayr Central Conservation Area Character Appraisal a review of the
existing conservation area boundaries was undertaken. The Appraisal
recommends that consideration is given to amending the boundaries to include
key aspects of the town’s history, setting and character: Low Green, the Pavilion,
Place de St Germain-en-Laye, the Esplanade and putting greens; the Twa’ Brigs
and the approaches and viewpoints to the Town Centre from
Newton/Wallacetown; a wider context for the Citadel walls to take in grassed
amenity strips on the west and north and the former quays on South Harbour
Street; the remaining historic parts of the Sandgate; later 19th century terraces in
Dalblair Road; the Railway Station, Station Hotel and Burns Statue. A full
description and reasoned justification for the suggested amendments is included
at Appendix H of the Appraisal document.
Public consultation on the suggested amendments to the conservation area
boundary is required.
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Ayr Central Conservation Area Draft Management Plan
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1
4
4
6
2
5
This product includes mapping data licensed from Ordnance Survey with the permission of the Controller of
Her Majesty’s Stationery Office. © Crown copyright and/or database right 2008. All rights reserved. Licence number 100020765.
Proposed boundary amendments to Ayr Central Conservation Area.
KEY
Existing Ayr Central Conservation Area
Proposed boundary amendments
Ayr 2 Conservation Area
Proposed inclusion areas
1. Bridges/Newton/Wallacetown
2. Low Green/Esplanade
3. Citadel
4. Sandgate
5. Station/Burns Statue Square
6. Dalblair Road
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Ayr Central Conservation Area Draft Management Plan
Planning Measure 2
South Ayrshire Council will take forward public consultation on the
proposed conservation area boundary amendments contained in the Ayr
Central Conservation Area Character Appraisal (Appendix H). Taking into
account responses to the consultation, the Council will formally adopt a
revised conservation area boundary.
4.3
Article 4 Directions
Permitted development rights within a conservation area are restricted under the
Town and Country Planning (General Permitted Development) (Scotland) Order
1992. In summary, planning permission is required amongst other things for
stonecleaning, cladding, external painting, roof alterations and the formation of
hard surfaces within the conservation area. The area of extensions to dwelling
houses which may be erected without permission is restricted to 16m² or 10% of
the existing size, whichever is greater. There are additional controls over satellite
dishes. For full details please see the 1992 Order and subsequent amendments.
Under Article 4 of the Town and Country Planning (General Permitted
Development) (Scotland) Order 1992, the planning authority can seek approval of
the Scottish Ministers for additional Directions that restrict permitted
development rights. The Directions effectively control the proliferation of relatively
minor alterations to buildings in conservation areas that can cumulatively lead to
erosion of character and appearance. Development is not precluded, but such
alterations will require planning permission and special attention will be paid to
the potential effect of proposals.
In order to safeguard and enhance the qualities of the conservation area the
following classes of restriction to permitted development rights in Ayr Central
Conservation Area currently apply by means of Article 4 Directions:
Class 1 Enlargement, improvement or other alteration to a dwelling house.
Class 2 Any alteration to the roof of a dwellinghouse including the enlargement of
a dwellinghouse by way of an addition or alteration to its roof.
Class 3 Provision or alteration of buildings or enclosures within the curtilage of a
dwelling house.
Class 5 The erection or provision within the curtilage of a dwellinghouse of a
container for the storage of oil.
Class 7 Construction or alteration of gates, fences, walls or other means of
enclosure.
Class 15 The use of land (other than a building or land within the curtilage of a
building) for any purpose, except as a caravan site or an open air market, on not
more than 28 days in total in any calendar year, and the erection or placing of
moveable structures on the land for the purposes of that use.
Class 43 Development required for the purposes of the Post Office.
If amendments to the Ayr Central Conservation Area boundary are adopted,
Article 4 Directions will not automatically apply to the newly designated parts of
the area. In line with guidance set out in Section 41 of Scottish Planning Policy
23 (Planning & the Historic Environment), a review of the extent and
appropriateness of Article 4 Directions for the whole revised conservation area
should be undertaken as part of future Local Development Plan processes.
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Ayr Central Conservation Area Draft Management Plan
Planning Measure 3
A review of the extent and appropriateness of Article 4 Directions in Ayr
Central Conservation Area will be undertaken as part of future Local
Development Plan processes.
4.4
Control of Advertisements
A separate Direction under the 1984 Town and Country Planning (Control of
Advertisements) (Scotland) Regulations removes permitted development rights
for advertisements on business premises in Ayr Central Conservation Area.
Similarly the extent of the Direction should be reviewed as part of future Local
Development Plan processes.
Planning Measure 4
A review of the extent and appropriateness of Advertisement Control
Directions in Ayr Central Conservation Area will be undertaken as part of
future Local Development Plan processes.
4.5 Protection of mediaeval rigs
The Ayr Central Conservation Area Character Appraisal identifies the survival of
the mediaeval rig pattern in the Sandgate and High Street as a key characteristic
of the town centre. Dating from the late 12 th century, the long narrow plots
stretching back from the street frontages are important archaeologically and in
terms of the planning, layout and development of the town. Whilst the fabric of
buildings and boundary enclosures has changed in many cases, the layout is still
a defining feature of the area. Threats to the historic pattern of the rigs include the
amalgamation of plots and development of buildings across plot boundaries.
It is proposed that a review of existing planning controls in relation to the
mediaeval rigs is undertaken, and if necessary a specific policy for their
protection considered as part of the Local Development Plan process.
Planning Measure 5
A review of the measures for the protection of the mediaeval rigs in Ayr
will be undertaken as part of future Local Development Plan processes.
4.6
Enforcement
Implementation of planning policy may, in some instances, require the Council to
undertake enforcement action. Through its Planning Services Customer Charter
the Council is committed to a clear, consistent and fair approach to pursuing
breaches of planning control.
The type of enforcement action initiated will depend on the nature and
seriousness of the breach. Developments which have most significant effect on
the environment or on the amenity of neighbouring land will be likely to receive
most priority in terms of both monitoring of planning permissions and in the
investigation of complaints.
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Ayr Central Conservation Area Draft Management Plan
Planning Measure 6
Measures to resolve breaches of planning control (including enforcement
action where necessary) will be initiated in cases where:
a) Unauthorised and unsatisfactory development has taken place; or
b) The terms of planning conditions imposed on a development have not
been substantially complied with.
4.7
Use of Statutory Powers: Repairs Notices, Urgent Works Notices,
Compulsory Purchase
Under the Planning (Listed Buildings & Conservation Areas)(Scotland) Act 1997,
South Ayrshire Council has powers to prevent deterioration and damage to listed
buildings by serving repairs notices and/or taking compulsory purchase action.
Similarly the Council has powers to carry out emergency works for the
preservation of both listed and unlisted buildings in a conservation area. Under
the Building (Scotland) Act 2003, the Council has powers to serve Dangerous
Building Notices and to take action to make safe any dangerous building.
Building Standards have undertaken a systematic survey of the front facades of
buildings in Ayr Town Centre. The survey identified a number of buildings that
required maintenance work to ensure public safety, and allowed a targeted
approach to contacting owners.
Planning Measure 7
In appropriate circumstances South Ayrshire Council will make full use of
its powers to serve Repairs Notices and Urgent Works Notices on the
owners of listed buildings or unoccupied buildings in the conservation
area. In extreme cases the Council will use its powers of Compulsory
Purchase to prevent deterioration and damage to listed buildings or use
Dangerous Building Notices to ensure public safety.
4.8
Tree Preservation Orders
There are no Tree Preservation Orders in the Conservation Area. Although
notification is required for felling or lopping of trees in the designated area, Tree
Preservation Orders would offer a higher degree of protection for particularly
valuable specimens or groups. A number of prominent tree groups merit a TPO—
namely, Barns Park, Barns House, Barns Terrace, The Auld Kirk, Dalblair Road,
Fort Tennis Courts and St John’s Tower. Tree Preservation Orders exist for
individual groups of trees ‘which are seen as giving amenity value to the
community’. There may be other groups or individual trees that the local
community cherish. A detailed tree survey is recommended in the Character
Appraisal.
Planning Measure 8
South Ayrshire Council will undertake a detailed tree survey of Ayr Central
Conservation Area. On the basis of this survey, the Council will bring
forward proposals to protect individual trees or groups of trees with Tree
Preservation Orders.
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Ayr Central Conservation Area Draft Management Plan
4.9
Supplementary Planning Policy Guidance
Supplementary planning policy guidance relevant to Ayr Central Conservation
Area is available on the following topics:
Window Alterations: Policy Guidelines for Listed Buildings and Buildings in
Conservation Areas (www.south-ayrshire.gov.uk)
Planning Policy No.7 - Dormer Windows (1994)
Planning Policy No.12 - Sunshades & Canopies on Commercial Frontages
(1981)
Planning Policy Report No.13 – Advertisement Signs General (1982)
Planning Policy No.14 - Velux Rooflights (1982)
Planning Policy No.17 - Advertisement Signs - Wellington Square, Ayr (1986)
Planning Policy No.19 - Satellite Receiver Dishes (1987)
Planning Policy No.20 - Design guidelines for Shopfronts and Signage in Ayr
Central Conservation Area (1992)
Planning Policy No.24 - Shopfront Security (1994)
In some cases the supplementary guidance is over 20 years old. The Character
Appraisal recognises the need to update the guidance to meet contemporary
circumstances.
Three further topics are considered priorities for householder guidance: stone
repair, painting of façades, and reinstatement of iron boundary railings.
Planning Measure 9
South Ayrshire Council will revise and consolidate the existing series of
Supplementary Planning Policy Guidance where appropriate, and include
additional advice on stone repair, the painting of façades, and the
reinstatement of iron boundary railings.
4.10
Site-specific Development Briefs
Three significant development opportunity sites within the conservation area are
identified at South Harbour Street (adjacent to Miller’s Folly), on the corner of the
High Street and New Bridge Street (opposite the Town Buildings), and in the area
behind the Sandgate known as Affleck’s. The first two sites are in very prominent
locations; the third site is less visible, but has high potential for impact on the
ancient pattern of the Sandgate/High Street backlands. All three sites are
considered to have archaeological potential.
In order to ensure that development schemes of appropriate quality for these
sensitive locations are achieved, development briefs will be prepared to guide
applicants. Issues to be considered include scale, density, materials, and impact
on views to and within the conservation area.
Planning Measure 10
Site-specific development briefs will be prepared for development
opportunities at South Harbour Street, the corner of the High Street and
New Bridge Street, and the Affleck’s site behind the Sandgate.
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Ayr Central Conservation Area Draft Management Plan
5
5.1
RESOURCE MEASURES
Ayr Renaissance Company: Ayr Renaissance Project
As noted in section 3.2, the Ayr Renaissance Company LLP has been
established by South Ayrshire Council to take forward the Ayr Town Centre
Renaissance Strategy. Delivery of the company’s agreed business plan will
maximise funding for regeneration purposes from non-council sources,
particularly THI, private developers/investors, and Ayr Common Good Fund. The
company is charged with actively seeking out other sources of funding.
At the time of preparation of this Management Plan, the company is newly
established and recruitment of senior staff is taking place. An operational budget
has been secured for an initial three-year period. It is expected that a more
detailed action plan and funding strategy will be developed as a priority once the
company is fully operational.
Resource Measure 1
As the delivery body for the Ayr Town Centre Renaissance Strategy, Ayr
Renaissance Company LLP will seek to maximise funding for regeneration
project purposes, including built heritage and streetscape, from a wide
range of public and private sources.
5.2
Heritage Lottery Fund (HLF): Townscape Heritage Initiative (THI)
Through its Townscape Heritage Initiative (THI) programme, the Heritage Lottery
Fund (HLF) make grants that help communities to regenerate conservation areas
displaying particular social and economic need throughout the United Kingdom
(except the Channel Islands and Isle of Man). It encourages partnerships to carry
out repairs and other works to a number of historic properties within those areas,
and improve the quality of life for all those who live, work or visit there.
In 2007 South Ayrshire Council submitted a bid for £1,080,000 to the HLF
towards funding the THI over a 5-year period. The HLF contribution represents
approximately 25% of the scheme, with additional funding required from other
public and private sources. The proposed THI area is centred on the oldest part
of the Ayr Central Conservation Area including New Bridge Street, the Sandgate,
the northern end of the High Street, Newmarket Street, part of South Harbour
Street, Academy Street, Cathcart Street and part of Fort Street. The application
passed to the second stage of the process for further development in October
2007, and a finalised scheme will be submitted for approval by the end of 2008.
If the THI Stage Two application is successful, dedicated staff will be appointed
to develop and manage the scheme on behalf of all the partnership bodies
involved.
Resource Measure 2
South Ayrshire Council will progress the Ayr Central Conservation Area
THI bid to Stage Two of the Heritage Lottery Fund’s application process.
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Ayr Central Conservation Area Draft Management Plan
This product includes mapping data licensed from Ordnance Survey with the permission of the Controller of
Her Majesty’s Stationery Office. © Crown copyright and/or database right 2008. All rights reserved. Licence number 100020765.
Map of Proposed Townscape Heritage Initiative Area. Scale: 1:1,500
5.3
Historic Scotland: Conservation Area Regeneration Scheme (CARS)
Historic Scotland runs a Conservation Area Regeneration Scheme (CARS). The
scheme is available to provide financial assistance to a number of area-based
regeneration and conservation initiatives. Assistance is provided either through
support to establish a stand-alone Conservation Area Regeneration Scheme
(CARS) or as an additional funding stream in support of projects being taken
forward under the Heritage Lottery Fund’s Townscape Heritage Initiative (THI)
programme.
Historic Scotland provides the successful applicant local authorities with a rolling
5-year grant offer; offering resources towards meeting the costs involved with a
programme of repair work to the historic fabric, with an emphasis on building
repair rather than public realm work. The scheme will fund:
• A repairs programme for priority projects.
• A small grants scheme (such as to home-owners or retailers).
• Community engagement through providing training opportunities in
traditional skills and through education programmes.
• Public realm conservation and restoration.
The major part of the award must be used to help address the repair needs of a
small number of historic buildings and to help fund a small grants scheme. Up to
25% of the award may be targeted at public realm works.
The CARS programme was over-subscribed in 2007 and prioritised to areas
where THI schemes were approved. Now that more advanced planning for the
Ayr Renaissance Strategy and Townscape Heritage Initiative is in place, a
renewed approach to Historic Scotland will be considered.
Resource Measure 3
Further discussion with Historic Scotland regarding an application to the
Conservation Area Regeneration Scheme will be undertaken.
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Ayr Central Conservation Area Draft Management Plan
5.4 Historic Scotland: Building Repair Grants
Historic Scotland also operates a Historic Building Repair Grants Scheme,
through which financial help is available to owners to meet the cost of highquality
repairs using traditional materials and specialist craftsman to conserve
original features in buildings of special architectural or historic interest. In return,
owners must insure and maintain the building and allow some access to visitors.
The scheme is aimed at individual buildings of outstanding interest and in need
of substantial repair.
There are a number of criteria that have to be met before an award can be
considered.
• The building must be of sufficient outstanding architectural or historic
interest.
• The building must be at serious risk from neglect or repair.
• A need for grant for repairs to be undertaken must be demonstrated.
Assessment of applications is a competitive process that also takes account of
any wider benefits that the repair project may provide, such as:
• benefits for communities
• promotion of quality and development of knowledge and skills
An initial study of the proposed THI area suggests that there are buildings that
may meet the criteria for this scheme.
Resource Measure 4
Where appropriate, building owners will be encouraged to seek financial
assistance for building repairs through the Historic Building Repair Grants
Scheme.
5.5 Private Sector Housing Grant (PSHG) Scheme
The Private Sector Housing Grant, managed by Communities Scotland, the
Scottish Government’s housing and regeneration agency, allows local
authorities to finance essential repairs and maintenance to improve private
sector housing in their area and provide for disabled people. Grant assistance
may be available from the Private Sector Housing Grant (PSHG) scheme for
repairs to buildings in Ayr Town Centre considered to be in a condition in which
public safety is compromised.
Resource Measure 5
Where appropriate, building owners will be encouraged to seek financial
assistance for essential repairs and maintenance through the Private
Sector Housing Grant Scheme.
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Ayr Central Conservation Area Draft Management Plan
5.6
South Ayrshire Council: Management Plan Actions
In common with all local authorities, South Ayrshire Council faces extreme
financial pressure at the current time. Most of the Council actions set out in
Sections 3 and 4 (Organisational and Planning Actions) can be undertaken over
the lifetime of this Plan with no, or relatively small, financial implications beyond
existing or committed staffing, programmes or activities.
Large capital projects, such as some of those suggested in Section 6 (Project
Actions), will take time to develop and for partnership funding packages to be
assembled. It is likely that the projects listed at 6.5 to 6.10 will be considered by
the Ayr Renaissance Company.
Resource Measure 6
South Ayrshire Council will make provision for its action commitments as
set out in the Organisational and Planning sections of this Management
Plan.
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Ayr Central Conservation Area Draft Management Plan
6
PROJECT MEASURES
6.1
Tackling building maintenance
The Ayr Central Conservation Area Character Appraisal identifies the poor
maintenance of many buildings as one of the principal threats to the character of
the area.
It is proposed to develop a project in the Townscape Heritage Initiative area as a
model for improving building maintenance throughout the whole Ayr Central
Conservation Area. It is widely recognised that regular basic maintenance of key
features, such as rainwater goods, benefits the long-term conservation of a
building and reduces the need for expensive repairs. The project, to be
developed by the THI officers in partnership with other interested parties, will
address the issue by a visual identification of particular problems, active
promotion of good practice, facilitation of access to appropriate trades and
equipment, and recommendations for enforcement action in cases where a clear
lack of maintenance threatens the weathertight condition of the building.
Published advice on good practice, such as Historic Scotland’s guide for
householders ‘How to Maintain Your Home’ and their ‘Inform’ series, are
available, but perhaps not widely known. The project would develop publicity
leaflets, events, and exhibition materials (perhaps static for use in various
locations and/or electronic for use on the web or other new media outlets) to
promote regular basic maintenance.
Kyle & Carrick Civic Society has promoted several active building maintenance
days. The project should support and build on the Civic Society’s experience to
facilitate easy access to appropriate advice, equipment and qualified/insured
skilled trades on a regular basis. The THI Training Plan proposes a programme of
specialist training for the local workforce to ensure that suitable skills and
materials are available. The most problematic situations usually relate to high
level work (roof and rainwater goods) on buildings in multiple ownership or
occupancy. The project officers should work with owners and occupiers to target
this type of work and building.
The project officers will notify the Council’s Building Standards Section of
properties where obvious and potentially damaging maintenance issues have
remained unresolved over a long period. Regular inspection and maintenance will
form part of the conditions of grant-aided work under the Townscape Heritage
Initiative scheme. Where the conditions of the scheme are not met in this
respect, recovery of grant and enforcement action will be sought.
If Business Improvement District (BID) status is approved for the core
commercial area, regular checking and basic maintenance of roofs and rainwater
goods is potentially a service that could be organised and offered to businesses.
Project Measure 1
Subject to the approval of the THI scheme, a project will be developed to
promote good practice in basic maintenance of buildings in the THI area.
If successful, consideration should be given to expanding the project to
all parts of Ayr Central Conservation Area.
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Ayr Central Conservation Area Draft Management Plan
6.2
Training initiatives
A separate Training Plan has been developed in connection with the bid to the
Heritage Lottery Fund for a Townscape Heritage Initiative (THI) scheme. There
are four principal training objectives:
• Ensure that the management team have the skills necessary to implement
the overall programme effectively and efficiently;
• Maximising the ability of the local workforce to provide the skills necessary
for heritage-led construction work, including repairs and maintenance;
• Increasing the understanding of heritage-led design and quality issues
amongst the consultants directing the work;
• Supporting supplementary initiatives such as wider community
involvement and presentation /interpretation.
These objectives and many of the associated Training Plan Actions are of
relevance to the broader conservation area.
Project Measure 2
The THI Training Plan will provide the basis for training activities in the
THI area and the broader conservation area. It will be reviewed and
updated as necessary.
6.3
Interpretation and awareness initiatives
Appendix F of the Ayr Central Conservation Area Character Appraisal suggests a
number of interpretation and awareness initiatives that could be undertaken in
the conservation area to raise the awareness of Ayr’s historic environment for
local people and visitors. Further consultation and work is required to determine
which initiatives might be appropriate, and to cost, develop and implement the
schemes.
Initiatives could include:
• Coordinated and integrated approach to interpretation and visitor
signage
• An official town heritage trail and/or website
• Mobile exhibition panels (e.g. for use in vacant shopfronts or other
venues)
• Programme of talks
• Events (perhaps themed like the Lanark Medieval History Festival)
• Education packs for local schools
• Historic Ayr in pictures (video or new media presentation)
Project Measure 3
Further work will be undertaken to establish appropriate interpretation
and awareness initiatives to raise the public’s awareness and
understanding of Ayr’s history and heritage and to contribute to a greater
appreciation of Ayr’s historic environment.
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Ayr Central Conservation Area Draft Management Plan
6.4
Repair of historic buildings
An initial survey of the proposed Townscape Heritage Initiative (THI) area has
shown that a number of listed buildings in New Bridge Street and South Harbour
Street are in need of comprehensive repair schemes. The highest priority is 1-3
New Bridge Street, which is listed at Category A and appears on the Scottish
Civic Trust’s Buildings At Risk Register. Other priorities include:
• 7, 9 & 11 New Bridge Street: listed Category B
• 13, 15 & 17 New Bridge Street: listed Category C (S)
• 2, 4 & 6 New Bridge Street: listed Category B
• 8 & 10 New Bridge Street: listed Category B
• 1, 3 & 5 South Harbour Street: listed Category B
• 7 South Harbour Street: listed Category C (S)
• 9, 11 & 13 South Harbour Street: listed Category B
The repair of these prominent historic buildings is one of the key actions required
for regeneration of the northern part of the town centre under the Ayr
Renaissance Strategy. The proposed THI will seek to encourage and support
owners/occupiers in undertaking these works.
Project Measure 4
South Ayrshire Council will continue to promote the establishment of a
Townscape Heritage Initiative focusing on the repair of historic buildings
in New Bridge Street and South Harbour Street.
6.5
Public realm improvements at South Harbour Street
South Harbour Street is identified as a priority for environmental enhancement in
the South Ayrshire Local Plan Planning Policy Framework for Ayr Town Centre.
The quality of the public realm is currently very poor and there are significant
opportunities to improve the setting of the listed buildings and amenity of the
riverfront. The street is widely visible in key views to and from the conservation
area, and is included within the suggested boundary amendments set out in
Appendix H of the Ayr Central Conservation Area Character Appraisal. The
projected Townscape Heritage Initiative (THI) area includes the buildings on the
south side of the street, and the initial THI proposals make provision for
improvements to the public realm at the eastern end of the street and the link to
Loudoun Hall forecourt.
Project Measure 5
Subject to available resources, South Ayrshire Council will bring forward
proposals for improvements to the public realm in South Harbour Street.
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Ayr Central Conservation Area Draft Management Plan
6.6
Public realm improvements to the riverside walk
The riverside walk on the south side of the river between Turner’s Bridge and the
Auld Brig is an important environmental asset. The Ayr Central Conservation Area
Character Appraisal (p75) identifies the desirability of enhancing the amenity of
this pedestrian route where it passes through and adjacent to the conservation
area, and of upgrading the links into the centre of the town.
Project Measure 6
Consideration will be given to public realm improvements to the riverside
walk where it passes through the conservation area.
6.7
Public realm improvements at Sandgate, High Street, and Newmarket Street
The largest public realm scheme in the High Street uses pink concrete slab and
block paving and ‘black-top’ tarmac road surfacing. Similar concrete paving is
also to be found in Sandgate and Newmarket Street. Whilst the schemes are
relatively recent, the materials and design are not of a sufficiently high standard
to match the quality of the spaces and surrounding buildings. In the longer term it
would be desirable to replace the schemes with higher quality natural materials
that last, weather and perform in harmony with the best of the surrounding
buildings.
Project Measure 7
Consideration will be given to upgrading public realm materials in the
Sandgate, High Street and Newmarket Street over the long term.
6.8
Replacement of riverfront buildings behind 12-16 and 26-48 High Street
The poor river frontage presented by the buildings to the rear of 12-16 and 26-48
High Street is highlighted in the Ayr Central Conservation Area Character
Appraisal. The Ayr Renaissance Strategy puts forward outline proposals for
redevelopment of these buildings to open up the riverfront and to re-establish a
development pattern and scale that is more sympathetic to the surrounding
mediaeval rigs.
Project Measure 8
Sympathetic redevelopment of the buildings behind 12-16 and 26-48 High
Street will be encouraged through the Ayr Renaissance project.
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Ayr Central Conservation Area Draft Management Plan
6.9
Re-design of Burns Statue Square
The north side of Burns Statue Square forms part of the boundary of the current
conservation area. Appendix H of the Ayr Central Conservation Area Character
Appraisal suggests a revised boundary that includes the civic space of Burns
Statue Square, including the Burns Statue itself. Whilst the design and amenity of
the civic space in Burns Statue Square is currently very poor, the suggested
boundary amendments recognise the interesting historical components of the
space and its importance in the context of the town centre.
The Ayr Renaissance Strategy proposes a major reconfiguration of Burns Statue
Square to create a public plaza/open space. Such a scheme would provide a
substantial benefit to the setting of the historic components of the square and to
the conservation area in general.
Project Measure 9
Reconfiguration of Burns Statue Square to create a public plaza/open
space and enhanced setting for the southern end of Ayr Central
Conservation Area will be pursued as part of the Ayr Renaissance project.
6.10
Redevelopment of Boswell Park area
The current ‘excluded zone’ within the overall Ayr Central Conservation Area
boundary has a significant negative effect on the appearance of the historic core.
The large open car parks and undefined street boundaries provide a very poor
quality of urban space. Whilst the area has always been a ‘backland’, it has the
potential to augment the special qualities of the conservation area with
appropriately scaled contemporary development.
Project Measure 10
Sympathetic redevelopment of the Boswell Park area to improve the
setting of the surrounding Ayr Central Conservation Area will be pursued
as part of the Ayr Renaissance project.
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Ayr Central Conservation Area Draft Management Plan
7
IMPLEMENTATION
7.1
Programme of measures
Short Term (to establish) and Continuing Measures
Measure No.
Organisational 1
Organisational 2
Organisational 3
Organisational 4
Organisational 5
Organisational 6
Planning 1
Planning 6
Detail
Subject to the successful application to the Heritage
Lottery Fund for a Townscape Heritage Initiative (THI)
scheme, dedicated staff will be employed by the Ayr
Renaissance Company to manage the THI.
South Ayrshire Council will maintain the availability of
specialist built heritage expertise in carrying out its
statutory planning functions in Ayr Central Conservation
Area.
A working group will be established to co-ordinate the
streetscape initiatives of Council departments in Ayr
Central Conservation Area. Guidance will be prepared to
help achieve a consistently high standard of work in the
public realm.
South Ayrshire Council will seek to develop and implement
an appropriate programme of maintenance and
conservation planning for properties in its ownership in Ayr
Central Conservation Area. The Council will endeavour to
promote good practice in property maintenance by
example. Where properties are let to tenants, the Council
will ensure that suitable maintenance and repair conditions
are put in place.
The Portfolio Carrier for Sustainability & the Environment
will continue to provide leadership for heritage issues
across the whole range of Council activities and
responsibilities.
South Ayrshire Council will pursue options for broadening
community involvement in management of Ayr Central
Conservation Area.
All development proposals within Ayr Central Conservation
Area will be assessed against compliance with Local Plan
Policies BE1 to BE6 and the associated Design Guidance
Panels 1 and 2.
Measures to resolve breaches of planning control
(including enforcement action where necessary) will be
initiated in cases where:
a) Unauthorised and unsatisfactory development has taken
place; or
b) The terms of planning conditions imposed on a
development have not been substantially complied with.
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Ayr Central Conservation Area Draft Management Plan
Planning 7
Resource 1
Resource 4
Resource 5
Resource 6
In appropriate circumstances South Ayrshire Council will
make full use of its powers to serve Repairs Notices and
Urgent Works Notices on the owners of listed buildings or
unoccupied buildings in the conservation area. In extreme
cases the Council will use its powers of Compulsory
Purchase to prevent deterioration and damage to listed
buildings or use Dangerous Building Notices to ensure
public safety.
As the delivery body for the Ayr Town Centre Renaissance
Strategy, Ayr Renaissance Company LLP will seek to
maximise funding for regeneration project purposes,
including built heritage and streetscape, from a wide range
of public and private sources.
Where appropriate, building owners will be encouraged to
seek financial assistance for building repairs through
Historic Scotland’s Building Repair Grants Scheme.
Where appropriate, building owners will be encouraged to
seek financial assistance for essential repairs and
maintenance through the Private Sector Housing Grant
Scheme.
South Ayrshire Council will make provision for its action
commitments as set out in the Organisational and
Planning sections of this Management Plan.
Short Term Measures (1-2 Years)
Measure No.
Planning 2
Detail
South Ayrshire Council will take forward public consultation
on the proposed conservation area boundary amendments
contained in the Ayr Central Conservation Area Character
Appraisal (Appendix H). Taking into account responses to
the consultation, the Council will formally adopt a revised
conservation area boundary.
Planning 3 A review of the extent and appropriateness of Article 4
Directions in Ayr Central Conservation Area will be
undertaken as part of future Local Development Plan
processes.
Planning 4 A review of the extent and appropriateness of
Advertisement Control Directions in Ayr Central
Conservation Area will be undertaken as part of future
Local Development Plan processes.
Resource 2
Resource 3
South Ayrshire Council will progress the Ayr Central
Conservation Area THI bid to Stage Two of the Heritage
Lottery Fund’s application process.
Further discussion with Historic Scotland regarding an
application to the Conservation Area Regeneration Scheme
will be undertaken.
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Ayr Central Conservation Area Draft Management Plan
Project 1
Project 2
Project 3
Project 4
Subject to the approval of the THI scheme, a project will be
developed to promote good practice in basic maintenance
of buildings in the THI area. If successful, consideration
should be given to expanding the project to all parts of Ayr
Central Conservation Area.
The THI Training Plan will provide the basis for training
activities in the THI area and the broader conservation area.
It will be reviewed and updated as necessary.
Further work will be undertaken to establish appropriate
interpretation and awareness initiatives to raise the public’s
awareness and understanding of Ayr’s history and heritage
and to contribute to a greater appreciation of Ayr’s historic
environment.
South Ayrshire Council will continue to promote the
establishment of a Townscape Heritage Initiative focusing
on the repair of historic buildings in New Bridge Street and
South Harbour Street.
Medium Term Measures (2-5 Years)
Action No.
Planning 5
Planning 8
Planning 9
Planning 10
Project 5
Project 6
Detail
A review of the measures for the protection of the
mediaeval rigs in Ayr will be undertaken as part of future
Local Development Plan processes.
South Ayrshire Council will undertake a detailed tree survey
of Ayr Central Conservation Area. On the basis of this
survey, the Council will bring forward proposals to protect
individual trees or groups of trees with Tree Preservation
Orders.
South Ayrshire Council will revise and consolidate the
existing series of Supplementary Planning Policy Guidance
where appropriate, and include additional advice on stone
repair, the painting of façades, and the reinstatement of iron
boundary railings.
Site-specific development briefs will be prepared for
development opportunities at South Harbour Street, the
corner of the High Street and New Bridge Street, and the
Affleck’s site behind the Sandgate.
Subject to available resources, South Ayrshire Council will
bring forward proposals for improvements to the public
realm in South Harbour Street.
Consideration will be given to public realm improvements to
the riverside walk where it passes through the conservation
area.
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Ayr Central Conservation Area Draft Management Plan
Long Term Measures (5 Years or more)
Measure No.
Project 7
Detail
Consideration will be given to upgrading public realm
materials in the Sandgate, High Street and Newmarket
Street over the long term.
Project 8 Sympathetic redevelopment of the buildings behind 12-16
and 26-48 High Street will be encouraged through the Ayr
Renaissance project.
Project 9
Project 10
Reconfiguration of Burns Statue Square to create a public
plaza/open space and enhanced setting for the southern
end of Ayr Central Conservation Area will be pursued as
part of the Ayr Renaissance project.
Sympathetic redevelopment of the Boswell Park area to
improve the setting of the surrounding Ayr Central
Conservation Area will be pursued as part of the Ayr
Renaissance project.
7.2
Consultation and long-term community engagement
The Draft Management Plan will be subject to a six-week period of consultation,
during which stakeholders and the public will be invited to comment.
Under Organisational Measure 6, South Ayrshire Council will pursue options for
broadening community involvement in management of Ayr Central Conservation
Area. It is expected that an advisory group will be established to provide an
interface between the community and the local authority. Broader awareness and
training opportunities under Project Measures 2 and 3 will seek to engage as wide
a spectrum of the community as possible.
7.3
Adoption
Following the public consultation period any necessary amendments will be
made and approval of the finalised document will be sought from the Council’s
Leadership Panel. The effect of this approval will be the formal adoption of the
Management Plan by South Ayrshire Council. In respect of planning issues the
Management Plan will have the status of Supplementary Planning Guidance and
become a material consideration in planning decisions.
7.4
Monitoring and review
All actions required of South Ayrshire Council by the Management Plan will be
incorporated into departmental service plans, which are subject to continuous
monitoring and review by the Council’s Corporate Planning Management System
(CPMS). Actions required through implementation of the Ayr Renaissance project
will form part of the business plan of the Ayr Renaissance Company, and be
monitored by the board and directors. An annual review and revision of the
Management Plan will be undertaken.
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Ayr Central Conservation Area Draft Management Plan
APPENDIX A
Local Plan Design Guidance Panels One and Two
DESIGN PANEL ONE: !General Criteria for New Development
1. The Council is committed to the promotion of developments which comprise well
designed buildings, which are sensitive to their locality and respect the local
vernacular building and townscape character built with high quality materials, and
incorporating attractive open spaces - both for public or private use which are
sympathetic and make a positive contribution to the essential townscape character
of the main towns, settlements and/or countryside.
2. The Council will encourage, and is sympathetic to, contemporary architecture where
in compliance with point one above.
3. All development, regardless of scale, will be expected to be carefully designed so as
to be appropriate in terms of the character of the area in which it is to be located.
4. The design of a proposed development should respect and reflect the character of its
setting and locality in terms of:
• the density of the proposed development;"
• the ratio, location and treatment of open space provision to built form;"
• building height, scale and massing;"
• dominant traditional architectural characteristics of the locality; and
• wall/roof proportions, windows and door proportion and siting within façade.
5. Materials used in the construction of proposed development should reflect the
character of buildings in the locality in terms of:
• material type, colour, texture, roof materials, window frames and doors; and
• the size, or appearance of size, of individual building blocks or units (e.g. brick,
stone blocks etc.
6. New development and extensions to existing premises must demonstrate
consideration for the amenity of adjoining property - especially in terms of the
maintenance of privacy and ambient daylight in dwellings and their garden spaces.
7. Developments should have regard to the principles of barrier free design in order that
they are easy to use by any member of the population, especially those with special
needs or mobility requirements. This is especially relevant in respect of facilities and
premises open to the public.
8. Development proposals should take into account whether elements of the building’s
design, or site layout could create potential problems in terms of personal or property
security and aim to eliminate such possibilities. Different uses of the proposed
development, or different times of usage may require consideration in this regard.
9. Security of property should be an integral consideration of design rather than an after
thought. Where additional security measures are considered necessary, they should
not become a dominant feature of the development at any time (e.g. use of open
mesh shutters with recessed housing in preference to solid shutters or with obtrusive
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Ayr Central Conservation Area Draft Management Plan
DESIGN PANEL TWO: Criteria for Development in Conservation Areas
General
1. Applications for development within conservation areas will be expected to include
detailed plans, sections and elevations of the existing building(s) and any proposed
alterations. Details of materials proposed for use, external finishing materials,
landscaping, (where appropriate) and the relationship of the proposed development
within the overall townscape will also be expected.
Redevelopment
2. Where it has been demonstrated to the satisfaction of the Council that a listed building
or building within a conservation area cannot be retained, preference will be given to
proposals which retain building frontages which are important to the townscape over
demolition and redevelopment proposals.
3. The demolition of listed buildings, or buildings considered to be important within
conservation areas will normally only be approved where acceptable re-development
proposals are submitted and approved concurrently. Short term landscaping or
appropriate screening of such sites may also be required.
Townscape Features
4. In addition to the general guidance of design for new development in Panel One,
proposals for new development in conservation areas should also, where practical,
incorporate local townscape characteristics, for example pedestrian or vehicle pends,
surfaced by whin setts stone or blockwork
Building Materials
5. Within conservation areas, building materials used will be expected to comprise
natural
stone, wet dash harling or lime washed smooth render. Windows and doors will be
required to be proportioned sympathetically to adjacent properties, and roofs will be
required to be finished in natural slate or acceptable slate substitute.
Views and Vistas
6. Development proposals should have due regard to their wider impact in terms of their
visibility from distant points and the preservation of important landmarks, views and
vistas from and through the development site.
Alterations and Extensions
7. Proposed alterations or extensions to buildings should utilise similar materials as used
in the original structure, and be sympathetic to the design features, character and
proportions of the original property. The original building will normally be expected to
remain the dominant feature when viewed from its main frontage(s). Important features
(e.g. string courses) should not be removed or obscured - especially where the
property forms an element of a terrace or coherent group of buildings.
Repairs
8. Repairs to property within conservation areas should utilise the same materials as
those which require repair wherever they remain available. Proposals to replace
previous work which used non-traditional methods or materials, and restore original
features will be favourably viewed.
Dormer Windows
9. The design of dormer extensions should complement the existing property and neither
change its character nor alter the original profile. They should be kept as small as
possible, set away from gables, hips, and below the roof ridge. They should have a
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Ayr Central Conservation Area Draft Management Plan
traditional appearance, normally with hipped or gabled roof. Windows should reflect
the style and proportion of existing windows and be positioned so as to form a definite
relationship with the main facade of the building. It is the preference of the Council
that dormers should generally be restricted to rear or secondary frontages. Additional
detailed guidance is given in the Council’s Dormer Window Policy Guide.
Stone Cleaning
10. Stone cleaning of listed buildings and all buildings within conservation areas requires
the approval of the Council. The stone cleaning of listed buildings will be encouraged
only where the proposed method is proven not to be detrimental to stone finish or
detailing. The stone cleaning of individual properties within a terrace or listed group of
premises will only be encouraged where the group is to be cleaned in one phase, and
by the same method (approved by the Council).
Painting Buildings
11. Generally, unpainted stone frontages should remain unpainted, unless it is proven
that
the property was painted originally and forms an element of a terrace or group of
painted buildings.
12. The repainting of frontages should utilise traditional, muted colour schemes with
strong colours used sparingly. Window and door mouldings or other features may be
emphasised with different colour tones where appropriate. Window and door frames,
mullions and transoms should normally be painted white.
Retail/Commercial Buildings
13. Original retail and commercial frontages and features are now rare. Those remaining
will be protected from insensitive alteration. Proposals which seek to restore or
replicate such features will be supported.
14. The design of the frontages of shops, offices, restaurants etc., should be based on a
carefully considered composition of traditional elements at ground floor level, i.e.
fascia, shop window, door stallrisers, pillasters and advertising signs. The proportions
of any shopfront and fascia should complement the balance of the complete frontage
and it is insufficient to consider the design of the individual shopfront in isolation from
the frontage as a whole.
Additional, detailed guidance is available in the Council’s guidelines for shopfronts,
signage, sunshades and canopies in conservation areas.
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Ayr Central Conservation Area Draft Management Plan
APPENDIX B
Summary of Local Plan policies relevant to Ayr Central Conservation Area
Policy Ref.
OFF1
OFF2
RET2
RET4
RET5
RET7
TOUR1
TOUR3
TOUR5
ENV5
ENV7
ENV9
ENV10
Summary of Purpose
Class 2 office development will be directed to the peripheral retail area
of town centres, and neighbourhood centres as identified on the
Proposals Map
Changes of use from dwellinghouse to class 2 office, or office to
dwellinghouse will normally be permitted.
There shall be a presumption in favour of large scale retail
developments (over 1,000sqm gross floorspace) being directed to the
defined town centres of Ayr, Prestwick, Troon, Girvan and Maybole.
Within the core shopping areas of town centres, as identified on the
Proposals Map, shops should be the predominant ground floor use.
Within the peripheral areas of town centres, as defined in the Proposals
Map, proposals for town centre uses and other complementary uses (as
defined in note 1 below) will be favourably viewed.
Proposals in Ayr town centre will be assessed against the Planning
Strategy for Ayr Town Centre
The Council will favourably view proposals which will provide or
improve tourist and leisure facilities.
There shall be a presumption in favour of the retention and
improvement of existing significant leisure, recreation and tourist
facilities.
There shall be a presumption in favour of large scale commercial leisure
developments being located in the existing town centres of Ayr,
Prestwick, Troon, Girvan and Maybole.
The Council will presume in favour of safeguarding from development
all green spaces which are important to local amenity or recreational
use. Recreational spaces includes sports fields, pitches, greens and
other similar open air facilities. Those green spaces which are identified
on the Proposals Map make, in addition to their local importance, a
valued and valuable contribution to the wider environment.
The Council will presume in favour of the protection of the banks of the
River Ayr and River Doon, for their nature conservation interests,
landscape importance and informal recreational purposes.
The Council will presume in favour of protecting the foreshore from
development.
The Council will seek to safeguard historic gardens and designed
landscapes. Proposals affecting these areas will be considered in terms
of landscape impact and in relation to their history, architecture,
horticulture and nature conservation qualities.
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Ayr Central Conservation Area Draft Management Plan
ENV12
BE1
BE2
BE3
BE4
BE5
BE6
BE7
H6
H7
H17
In assessing development proposals involving loss of, or works to, trees
the Council will consider the extent of any adverse impact on the
locality and will include as part of its assessment of such development
proposals measures to safeguard trees, especially those covered by a
provisional or confirmed tree preservation order.
To ensure a consistent high standard of development within the plan
area, proposals will be considered in terms of compliance with the
design criteria detailed in panel 1.
The Council will presume in favour of protecting listed buildings and
their settings, especially from inappropriate development and will
actively encourage the sensitive maintenance, restoration and re-use of
all such properties.
All new development within, or affecting the setting of a conservation
area shall be required to preserve or enhance its character or
appearance.
The Council will actively encourage and, where resources permit,
implement upgrading and enhancement programmes for conservation
areas.
To ensure a consistent high standard of development within
conservation areas, proposals will be considered in terms of
compliance with the design criteria of panel 1 of policy BE1 and the
following design panel 2.
The Council will seek to protect scheduled ancient monuments,
(including their setting) and archaeological sites and encourage
sympathetic proposals for their promotion for educational or
recreational purposes.
Where the Council is convinced that the benefits of proposed
development outweigh the benefits of preserving archaeology
resources where known or considered likely to be present, the Council
will ensure that provision is made by the developer for the proper
excavation and recording of possible remains.
Within settlements, residential development and the conversion of
properties considered by the Council to be suitable for residential use
will normally be permitted (subject to conditions)
Within areas predominantly in residential use as identified on the
Proposals Map, the Council will seek to protect the character and
amenity of the area concerned, especially from non-residential
development with potentially adverse effects on local amenity.
Within Town centres, the Council will presume in favour of retaining
dwellings, especially where such dwellings are located above ground
floor and will normally permit the conversion/development of properties
to provide dwellings subject to compliance with policy RET4 and RET5,
townscape considerations, the provision of an acceptable residential
amenity, and the proposed dwelling(s) having access gained not solely
through business or retail premises.
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Ayr Central Conservation Area Draft Management Plan
IMP 2
Enforcement action with regard to breaches in planning control will be
initiated in cases where:
a) unauthorised and unsatisfactory development has taken place;
or
b) b) the term of planning conditions imposed on a development
have not been substantially complied with.
Planning Policy Framework for Ayr Town Centre
Ayr Town Centre Strategy
38

Department of Development, Safety & Regulation
South Ayrshire Council
Burns House
Burns Statue Square
AYR
KA7 1UT
www.south-ayrshire.gov.uk