Further copies of the Ayrshire Joint Structure Planand associated Technical Working Notesare available fromAyrshire Joint Structure Plan Committee15 Links RoadPrestwick KA91QGTel. 01292 476716Fax. 01292 671455e-mail AJSPmail@south-ayrshire.gov.ukWebsite: www.ayrshire-plan.gov.uk The Ayrshire Joint Structure Plan Committee is a jointly funded partnership between East Ayrshire Council, North Ayrshire Council and South Ayrshire Council

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Primary Centres

Regeneration Areas

Greenbelt

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Rural Diversification Area

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Strategic Industrial Search Areas

Glasgow Prestwick International Airport

Housing Provision

Sensitive Landscape Areas

National Scenic Area

Coastal Classification

Developed

Undeveloped

Isolated

Natura 2000 Sites

Opencast Coal preferred areas of search

Important Archaeological Areas

Port

Trans European Network Rail

Trans European Network Road

Strategic Transport Rail

Strategic Road Network

Trunk Road Improvements

4503085

North Ayrshire

Housing Shortfall 1998 - 2005Possible Housing Requirement 2005 - 2010

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ADS4

ADS6/G4

ADS6/G5

ADS6/G6

W1

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E2/G3

E4/G7

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E14

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POLICYKEY

AYRSHIRE JOINT STRUCTURE PLANPUBLISHED DOCUMENTS

ISSUES AND OPPORTUNITIES REPORT 1996

Context Reports 1996Working in AyrshireLiving in Ayrshire Ayrshire’s EnvironmentAccessibility and MobilityHousing Land Audit

AYRSHIRE JOINT STRUCTURE PLAN: CONSULTATION DRAFT 1998

Report of Survey: Technical Working Notes 1999National Planning Policy Guidance for Structure PlansThe European Context Sustainable DevelopmentAyrshire Settlement AssessmentDeprivation and Poor Health within AyrshireStrategic Industrial Land Industrial Land Supply, April 1998Labour Market and Skills Trends in AyrshireTourism in AyrshireStrategic Assessment of Housing Land RequirementsStrategic Assessment of Housing Market Areas within AyrshireHousing Land Supply March 1998 (East, North and South Ayrshire)Retail Capacity AssessmentTown Centre Capacity StudyRetail Warehouse FloorspaceLandscape Character AssessmentEnvironmental Data AuditLocal Biodiversity Action PlansNatura 2000 and the EU Habitats and Birds DirectivesU.K. Environmental Policy TransportStrategic Environmental AppraisalLandscape Sensitivity Analysis

AYRSHIRE JOINT STRUCTURE PLAN 1999.

C O U N C I L

Ayrshire Joint Structure Plan1999

a frameworkfor the21stCentury

Ayrshire Joint Structure Planapproved by Scottish Ministers

24th January 2000

ARRAN

Brodick

NORTH AYRSHIRE

SOUTH AYRSHIRE

EAST AYRSHIRE

Troon

Prestwick

Ayr

Girvan

Largs

KilmarnockIrvine

Ardrossan

Saltcoats

Stevenston

Cumnock

Airport

N. CumnockDalmellington

Maybole

Auchinleck

Mauchline

Darvel

NewmilnsGalston

Hurlford

Stewarton

BeithKilbirnie

Dalry

KilwinningW. Kilbride

Millport

Ayrshire

AYRSHIRE JOINT STRUCTURE PLAN

WRITTEN STATEMENT 1999

A Framework for the 21st Century

CONTENTS

CONTEXT FOR THE STRUCTURE PLAN 1• A Process of Change• The Planning Background• Ayrshire and Scotland• Ayrshire and Europe• Using the Ayrshire Joint Structure Plan

AYRSHIRE DEVELOPMENT STRATEGY 5• Statement of Strategic Intent• Promotion of Economic Growth• Protect and Promote the Vitality and

Viability of Existing Settlements• Settlement Strategy• Urban and Rural Regeneration• Protect and Enhance the Countryside and

the Environment• Countryside Designations• Promote the Principle of Sustainable

Development• Sustainable Development• A Balanced and Integrated Transport Strategy

WORKING 11• Strategic Industrial and Business Development

Land Portfolio• General Industrial Land Shortfall• Glasgow Prestwick International Airport and

Environs• Local Industrial Land Supply• Tourism in Ayrshire• Rural Economy

LIVING 15• Assessing Housing Requirements• Housing Market Areas• Housing Land Supply in Ayrshire 1998-2005• Housing Land Supply in Ayrshire 2005-2010• Housing Land Release Criteria• Affordable and Special Needs Housing• Town Centres and Retailing• Town Centres• Assessing Major Shopping Proposals• Retail Warehouse Development

ENVIRONMENT 21• Landscape• Sensitive Landscape Character Areas• Forestry• Coastal Management• Countryside Access and Recreation• Biodiversity• Nature Conservation• Renewable Energy• Wind Energy• Mineral Resources• Opencast Coal• Aggregate and Other Minerals• Waste Management• Built Heritage• Archaeological Landscapes

TRANSPORT 31• Transport Strategy• Cycling and Walking• Public Transport• Freight Transport• Ports and Harbours• Rail Freight• Air Freight• The Strategic Road Network• Traffic and the Environment• Parking

STRATEGIC DEVELOPMENT GUIDELINES 37• Settlement Strategy Implementation• Environment Impact• Development in the Countryside• Development at the Coast• Context for Local Plans

IMPLEMENTATION, MONITORING AND REVIEW 41• Partnership• Implementation• Monitoring and Review

GLOSSARY

page 4

We have great pleasure in presenting this foreword tothe three Ayrshire Councils’ Ayrshire Joint StructurePlan: the first structure plan prepared in partnershipby neighbouring strategic planning authorities inScotland. The plan sets the scene for our jointly heldvision for the future of Ayrshire in the 21st. Century,whilst still respecting the differing needs andaspirations of each individual Council area, and ourlinks to the wider Scottish community.

The plan has been prepared at a time of great changeboth in the governance of Scotland and inGovernment thinking on the whole planning process.Working with the communities, pressure groups andthe key agencies responsible for service provision, webelieve that it provides an innovative model for thedelivery of strategic planning in the future, and wecommend it to you.

Councillor Jim CollinsConvener ofStrategic Services CommitteeSouth Ayrshire Council

Councillor Samuel GoodingChairman ofInfrastructure andEnvironment Services CommitteeNorth Ayrshire Council

Councillor Andrew MacIntyreChairman ofDevelopment Services CommitteeEast Ayrshire Council

Foreword

C O N T E X T

page 1

Context for the Structure Plan

A Process of ChangeThe only inevitability about the twenty-first century isthat there will be change. In order to understand theprocesses which could influence that change it issimply necessary to look back at what has happenedto Ayrshire in the last twenty years. Major industrieshave closed and new industrial opportunities created;towns and villages and in some instances thecountryside itself have been modified, and thosepeople who were able have sought new values,aspirations and opportunity. But the changes for somehave also brought long-term unemployment, socialconcerns and a fragile industrial economy.

The Ayrshire Joint Structure Plan allows, for the firsttime in more than twenty years, those living andworking in Ayrshire to express their views about thefuture development of their area. Produced inconsultation with a wide number of agencies the planhas benefited particularly from the close workingrelationship developed with the Ayrshire EconomicForum and the Local Enterprise Companies and buildson the three great strengths of Ayrshire, the existingindustrial and business community, the quality of theenvironment and the people themselves.

However, it would be wrong to suggest that a series ofdecisions taken now would guarantee a stable future,or that one document such as the Ayrshire JointStructure Plan can achieve and sustain change by itself.If there is to be positive change within Ayrshire it willrequire concerted action by the many organisationsinvolved in the development process and also the fullsupport of the local community. A major concern ofthe plan therefore is to promote partnership with thedevelopment industry and the community to influencethe direction of any strategic change.

page 2

The Planning BackgroundPlanning legislation requires a local authority toprepare a development plan for the area of thatauthority comprising a structure plan and a local plan.Where indicated by the Secretary of State, a jointstructure plan should be prepared by neighbouringauthorities, and the three Councils in Ayrshire weredirected to produce such a plan in 1995. The AyrshireJoint Structure Plan has been prepared by the AyrshireJoint Structure Plan Committee on behalf of the threeAyrshire Councils.

The preparation of the structure plan has providedthe opportunity to integrate the plan process with fiveother key policy frameworks: European policy;national policy agenda; Enterprise Network strategies;corporate policy of the three Ayrshire Councils; andemerging local plans. Together these frameworksprovide a platform on which to plan Ayrshire’s futurefor the 21st century and replace the policies of theStrathclyde Structure Plan 1995.

Purpose and Function of StructurePlan

Structure plans set out the strategicframework for the use of land andmake an important contributiontowards achieving sustainabledevelopment. They should provide:

• a framework for the promotionof development and regenerationthrough private and public sectorinvestment

• a strategic approach toconserving and enhancing thequality of the natural and builtenvironment

• the basis for decisions onplanning applications and appealswhich individually or cumulativelyraise issues of more than localsignificance

• the context for local plans

Essentially structure plans shouldcontain the land use planningpolicies and proposals which co-ordinate the requirements fordevelopment land with theprotection of the environment atthe strategic level.

Planning Advice Note 37Structure PlanningScottish Office 1996

Ayrshire Joint Structure PlanObjectives

• To obtain a robust andsustainable development strategy.

• To assist in the development of ahealthy and diverse economy as asource of wealth and jobs.

• To meet both housing needs andprovide for a growth in livingstandards.

• To conserve and enhance tonatural and built environmentand explore enhanced leisureopportunities.

• To maintain and secureimprovements to infrastructurein order to sustain and enhanceeconomic prosperity and “qualityof life”.

Ayrshire Joint Structure Plan CommitteeMay 1998.

Notice of intention to prepare Ayrshire Joint Structure Plan

December 1996

Ayrshire Joint Structure PlanIssues and Opportunities Report 1996

Published - December 1996Consultation - December to February 1997

Ayrshire Joint Structure PlanA Framework for the 21st Century

Consultation Draft 1998Published May 1998

Statutory Consultation - May/June 1998Supplementary Consultation - June/November 1998

Ayrshire Joint Structure Plan 1999A Framework for the 21st Century

Published March 1999Submitted to the Secretary of State for Scotland March 1999

the structureplan

process

C O N T E X T

page 3

Ayrshire and ScotlandAlthough perhaps best known both nationally andinternationally for tourism through its association withRobert Burns and golf, Ayrshire plays a significant partin Scotland’s export industry. Figures from theScottish Council Development and Industry (SCDI)suggest that Ayrshire contributes over 16% ofScotland’s exports while comprising only 7% ofScotland’s population, and Ayrshire has a largely self-contained labour market. Moreover, GlasgowPrestwick InternationalAirport, together with thesurrounding aerospaceindustries, makes anenormous contribution tothe economic performanceof Scotland as a whole. Thepromotion and developmentof this economic growthpotential will be offundamental importancetherefore to the future ofboth Ayrshire and Scotland.

There are also economic,educational, social andcommercial links throughoutCentral West Scotland bothto the Glasgow Conurbationand Dumfries and Galloway.As an example, whilst themajor shopping centre ofGlasgow influences retailexpenditure patterns inAyrshire, Ayr Town Centrehas a corresponding impactover large areas of Dumfriesand Galloway. Again although Ayrshire is a discretegeographical entity the area has strong physical,transportation and environmental links both toDumfries and Galloway and to the Clyde Valley. Thestructure plan for Ayrshire therefore has addressedthese wider economic and environmentalcharacteristics of the area as an essential prerequisiteof the strategic policy formulation of the plan.

Ayrshire and EuropePerhaps the most significant impact on the planningprocess in recent years has been the growing influenceof European policy, which has amongst its principalaims the development of the economic base, socialprogress, sustainable growth, respect for theenvironment and the raising of both standards of livingand quality of life in member states. However, the freemovement of capital, people, industry and services hasmade peripheral areas such as Ayrshire increasingly

sensitive to economicdevelopment in otherparts of Europe. This hasbeen recognised by theEuropean Communitywhich has developedspecial programmes inWestern Scotland tocounteract the adverseeffects of peripherality.

Whilst Europeaninitiatives to date havebeen geared towardsachieving economic andenvironmental objectivesthere are various land useplanning implications ofsuch approaches. As anexample, in providingfinancial support forcertain types ofagriculture, the CommonAgricultural Policy (CAP)plays a major part inmaintaining the form ofcountryside seen and

appreciated today. In transport, the EuropeanCommission has also identified the A77 trunk roadand the Dumfries-Kilmarnock-Glasgow and theGlasgow-Ayr-Stranraer railway lines as integral partsof the Trans-European Network and thus confirmstheir status as important elements in the overallstructural framework of the European Community.

In addition there is now a European inter-governmental initiative, the European SpatialDevelopment Perspective (ESDP), based oncontributions from Member States and the EuropeanCommission, which aims to provide a shared vision ofthe future pattern of development in the EuropeanCommunity. A number of spatial issues identified bythis document can be seen in Ayrshire. Whilst theESDP will mainly be taken forward through dialogueand debate, various trans-national initiatives, forexample under the INTERREG IIC programme, arebeginning to promote greater co-operation of spatialplanning in Europe and these programmes could haveimplications for the implementation of planning policyfor Ayrshire in the future.

European Spatial Development Perspective

The European Spatial Development Perspective (ESDP)pursues three fundamental goals:

• Economic and social cohesion• Sustainable development• Balanced competitiveness of the European territory.

These three goals are different in nature and politicalmeaning. In particular, economic and social cohesion is acentral pillar of the Treaty of the Union and a major taskfor the various Community policies. The spatial approachnot only confirms its absolute necessity, but should even beseen as a way to assist its progress. What is new is thatthese three goals are being pursued in combination, withattention also being paid to how they interact.

There are four main objectives of ESDP

• the development of a balanced and poly-centric urbansystem

• the creation of a new rural-urban partnership• parity of access to infrastructure and knowledge• the prudent management and sustainable development

of the natural and cultural heritage.

European Spatial Development PerspectiveFinal Draft, Glasgow 1998.

page 4

AyrshireUsing theAyrshire Joint Structure Plan

In all publications of the Ayrshire Joint Structure Planthe document produced is written in as accessible aform as possible to the widest community. Obviouslysome aspects of the plan are more statistically basedthan others, but the principle adopted has been one ofincluding in the text only such information as isnecessary to articulate the argument leaving thetechnical background to a series of reports whichcollectively make up the Report of Survey. Thesedocuments are available separately.

In order to aid clarity this Written Statement of theAyrshire Joint Structure Plan is written with the samechapter headings as the Issues Report 1996 and theConsultation Draft 1998 to allow for continuity. Thereare four essential components to the plan; theAyrshire Development Strategy, four topic sections onWorking, Living, Environment and Transport inAyrshire and a final section on Strategic DevelopmentGuidelines together with a Key Diagram.

The Ayrshire Development Strategy sets the longterm strategic land use framework for Ayrshire for thenext 20 years. The four topic sections detail strategicdevelopment policy for a period of at least 10 years,but this will be monitored on a regular basis to ensurethat the future supply of industrial, residential andcommercial land remains adequate for Ayrshire’sneeds, and that an appropriate environmentalresponse to development remains in place. TheStrategic Development Guidelines section detailsguiding principles to be used by the three AyrshireCouncils in the achievement of a strategic andsustainable approach to development applications.The Key Diagram is the visual representation ofpolicies in the text.

TheDevelopment Strategytogether with thesuggested industrial,residential, commercial,environmental andtransport policies thatsupport it and theStrategic DevelopmentGuidelines are inter-related andcomplementary.It is vitally important torecognise that theobjectives of one policyshould not be achievedat the expense ofanother. The documenthas therefore to be readas a whole, and no onesingle part should betaken out of thatcontext.For ease of reference allpolicies are numberedand boxed in amber.Text in a green box isprovided for informationonly and as a context forthe various chapters.

S T R A T E G Y

page 5

Ayrshire development strategy

The Current SituationPopulation projections for Ayrshire suggest a smalloverall decrease in population for the future and, inline with figures throughout Scotland, a correspondingdecrease in the numbers of those economically activeand the young. Future housing need will principally beinfluenced by rates of household formation within theexisting population together with a limited level of in-migration to Ayrshire from outside. As the labourmarket in Ayrshire is relatively self-contained, and asthere are already high levels of unemployment, unlessnew employment opportunities can be created, eitherby encouraging growth in existing business andindustry or by the attraction of new inwardinvestment, there will be cause for considerableconcern. This situation could be exacerbated in thefuture by the perceived peripherality of Ayrshire inboth the United Kingdom and Europe.

As noted before, Glasgow, or perhaps more accuratelythe Clydeside Conurbation already exerts a limitedinfluence in employment, education and leisure for theresidents of Ayrshire and will continue to do so. Theissue of providing new housing land specifically forcommuters to the Conurbation has also been debatedas part of the structure plan process as a way ofincreasing economic activity, but this is not wellreceived by most respondents. Whilst superficiallyattractive as a means of increasing rate support grant,the provision of additional housing land targeted atcommuters would result in higher public sector costsfor services and infrastructure, increase congestion,put further pressure on the environment, would bestrongly resisted by local communities and would becontrary to the spirit of sustainable developmentunderlying the plan.

a visionfor Ayrshire

Economic growth and environmental

quality achieved through a balanced

and sustainable strategy for the

benefit of Ayrshire and Scotland.

page 6

PROMOTION OF ECONOMIC GROWTHIn adopting the promotion of economic growth as amain focus of the structure plan the Ayrshire Councilshave taken due regard of the trends underway, bothwithin the labour market and the wider economy, andtheir implications for policy development. There aretwo key elements to the labour market in Ayrshire: itis largely self-contained, and there is evidence ofextensive commuting links between each of the threeunitary authority areas. Thus, economic growth inAyrshire is most likely to be of most benefit toAyrshire residents. Analysis of individual employmentsectors, however, reveals that if current trends persistAyrshire will continue to be over-represented in thefuture by industries such as engineering andmanufacturing which are declining nationally, andunder-represented in financial and business services, amore rapidly growing sector nationally. Unless thisissue is addressed these projected trends could havesignificant adverse implications for the economichealth of the area.

In seeking to deal with imbalance in the economy itmust be recognised that the structure plan is but onevehicle by which economic growth can be generated.There is a complex inter-relationship betweeneducation and training, economic promotion, and theadequacy of sites and premises, as well as the moreintangible impact of environment and quality of life, allof which require to be addressed. A partnership withall the agencies working together is seen as the keyway forward, but the planning process must also play apart by promoting industrial and businessdevelopment throughout Ayrshire in a variety ofdifferent contexts. This must not be done, however, atthe expense of the environment.

ADS1The three Ayrshire Councils shall promotesympathetic industrial and business developmentthroughout Ayrshire in order to:

A foster the growth of the local economy;B improve the economic well-being of

existing and future residents;C increase the prosperity of its business

enterprises.

STATEMENT OF STRATEGIC INTENTIt is recognised by the three AyrshireCouncils that economic growth mustbe the driving force of the AyrshireJoint Structure Plan. The futureneeds of Ayrshire would be bestserved by a period of consolidation:to identify the strengths of theeconomy and build on them, toaddress any weaknesses and toensure that adequate infrastructureis in place to accommodate futuredevelopment opportunities.This must be achieved in such a waythat provides existing communities,and particularly those considered ashaving economic disadvantage, withenhanced access to opportunitywhilst ensuring that theenvironment so valued by all isprotected and enhanced through asustainable approach todevelopment.

This approach underlies the four keystatements of strategic intent onwhich theAyrshire DevelopmentStrategy is based:

• Promotion of economic growth;• Protection and promotion of

the vitality and viability ofexisting settlements;

• Protection and enhancement ofthe countryside and theenvironment; and

• Promotion of the principlesof sustainable development.

Each of these elements provides thepolicies that underpin the AyrshireDevelopment Strategy.

S T R A T E G Y

page 7

Urban and Rural RegenerationSignificant parts of Ayrshire suffer from aconcentration of economic, physical, social andenvironmental problems. This is both an urban and arural issue. Unemployment is very high in parts ofboth North and East Ayrshire and many of theresident workforce lack appropriate job skills andexperience. Some areas also suffer from a decliningeconomic base and a failure to attract new investment.

In order to address these issues the AyrshireEconomic Forum has recently submitted a 5-yearStrategy Document on Growth, Employment andProsperity, on the request of the Minister for Businessand Industry. All three Councils either have or are inthe process of setting up major corporate initiatives totackle the complex issues involved in economic andgrowth regeneration and have identified priority areasfor action. More specifically some of theseregeneration areas overlap with other physically run-down parts of Ayrshire, or with areas where access tojobs and industrial investment is limited. It has also tobe recognised that the Islands of Arran and Cumbraerequire special consideration because of the specificproblems associated with living on an island. Theseareas should be recognised by the planning processand built into wider policy development.

ADS4The three Ayrshire Councils shall work withother public and private sector agencies to targetas a priority integrated action in the followingareas:

East Ayrshire: KilmarnockIrvine ValleyUpper Doon ValleyFormer Mining Settlements ofthe Cumnock area

North Ayrshire: Ardrossan/Saltcoats/StevenstonArranCumbraeGarnock ValleyIrvine/Kilwinning

South Ayrshire: North AyrGirvanTarbolton/Mossblown/Annbank

PROTECT AND PROMOTE THE VITALITY ANDVIABILITY OF EXISTING SETTLEMENTSSettlement StrategyThe size of a settlement generally reflects itseconomic importance to the locality that it serves, andthe extent of its accessibility to a wider community.Larger settlements have tended to attract investmentin infrastructure to support the wide range of servicesthey contain and this represents a massive investmentin those specific locations. A comparative assessmentof all settlements throughout Ayrshire has beenundertaken in the preparation of the Structure Plan.

The main conclusion to be drawn is that outside Ayr/Prestwick/Troon, Irvine/Kilwinning and Kilmarnockthere is a complex inter-relationship of settlementsthat fulfil a variety of different functions and providesupport to a range of hinterlands. This pattern ofdevelopment does not represent a coherent hierarchyof settlement and it is not felt appropriate to definetypes, ranges or categories of development that eachsettlement could accommodate. Nevertheless it ispossible to identify the towns of Ayr/Prestwick/Troon,Irvine/Kilwinning and Kilmarnock as the main focus ofactivity in Ayrshire and, as such, these towns shouldgenerally be the recipients of most majordevelopment.

With sustainable development as a main element ofthe development strategy an important aspect of theplan is to ensure that development in general isdirected to, and promoted in, all existing settlements.This encourages the reuse of land and maximises boththe existing physical and social infrastructure. Mostsettlements have developed a range of neighbourhoodfacilities which serve the daily needs of the communityand these should be supported, and, if necessary,improved. In the longer term this concentration ofactivity within settlements should also allow for easierresolution of the complex issues of accessibilitythrough the provision and promotion of publictransport. The role of settlements, therefore, will beto function as locations for a range of activitiescompatible with their character and size, and withtheir development being consistent with all otherpolicies in the plan.

ADS2The three Ayrshire Councils shall promote Ayr/Prestwick/Troon, Irvine/Kilwinning andKilmarnock as the primary locations in Ayrshirefor all major residential, economic, commercial,cultural, educational and community development.

ADS3New residential, economic, commercial, cultural,educational and community development shall bedirected to, and located within, settlements asdefined by local plans.

page 8

PROTECT AND ENHANCE THE COUNTRYSIDE ANDTHE ENVIRONMENTThe countryside of Ayrshire is important. Not onlydoes it provide the basis for a highly developedfarming and forestry economy, it has a majorrecreational and leisure function and is a source ofconsiderable public pride. The environmental qualityof the coast and countryside is also seen as a majorfactor in attracting new industry. The principle ofprotecting the countryside for it own sake istherefore vitally important for the economic andsocial well-being of the area.

ADS5The three Ayrshire Councils shall adhere to theguiding principle of protecting the countrysidefor its own sake.

Countryside DesignationsIt is recognised that most of Ayrshire comprises ofcountryside and has particular value in terms of itslandscape character and quality. As a result, there is aneed to ensure that any rural development iseffectively managed. This is particularly the case inthose areas considered to have high levels ofaccessibility to the Clydeside Conurbation, thebroader commuter belt around Ayr and Kilmarnockas well as on the Islands of Arran and Cumbrae wherethere are tourist-related development pressures. Inthese areas there is a requirement to ensure thatdevelopment pressure, particularly for housing, doesnot damage the overall landscape quality and a generalpolicy of restricting development should apply. ARural Protection Area for these parts of Ayrshire isproposed. However, it is recognised that rural landuse is changing and the plan also proposes a moreflexible approach to the release of land under certaincircumstances (see Policy G5).

Green belt as a policy has existed around Ayr andPrestwick since 1965 and the principle has beenextended to cover most of Troon (though not northof Barassie). Elsewhere in Ayrshire there has been nogreen belt control. Over time the green belt functionhas shifted from a protective measure largely forGlasgow Prestwick International Airport to the morerecognisable protection for landscape, amenity and theprevention of neighbouring towns from merging. Inaccepting that the pressures on the countryside are ofa different magnitude at Ayr, Prestwick and Troon tothose in the rest of Ayrshire, it is concluded theprinciple of protection by green belt in that area is stillwarranted and appropriate policies put in place (seePolicy G4). It is important that the appropriate localplan when preparing detailed policies, considers thelandscape character of the green belt as well as puttingforward pro-active policies to upgrade the area. Thefact that a green belt is not suggested for other townsin Ayrshire, should not mean that effective planning ofthe urban edge is not necessary.

Large sections of rural Ayrshire, particularly in thesouth and east, are remote from the main commercialand employment centres. Although populations aresmall, many areas are characterised by inequalities inwealth, housing conditions and social circumstancesand problems are exacerbated by distance, limitedpublic transport and a need to access a private car formany requirements. This makes many of the moreperipheral communities in the area vulnerable to out-migration and change. The diverse rural land usepattern supported by a largely agriculturalemployment base, however, maintains the landscapecharacter of these areas and, therefore, it isconsidered appropriate to allow for a greater level ofeconomic development and associated residentialdevelopment than in the Rural Protection Area, whilststill protecting the general quality of the ruralenvironment. A Rural Diversification Area for this partof Ayrshire is proposed and guidelines fordevelopment are proposed in Policy G6.

ADS6The three Ayrshire Councils shall identify andpromote three broad policy areas for thecountryside which exhibit commoncharacteristics in terms of their ability toaccommodate land use change. These areas aredefined on the Key Diagram as:

A Green Belt at Ayr/Prestwick and Troon;B Rural Protection Area;C Rural Diversification Area.

Local plans shall bring forward specific policiesfor their identification, protection, managementand development.

S T R A T E G Y

page 9

PROMOTE THE PRINCIPLE OF SUSTAINABLEDEVELOPMENTSustainable DevelopmentSustainable development is a key objective ofGovernment and the three Ayrshire Councils andtouches all aspects of policy and action. On a globalscale sustainable development embraces such vastissues as climate change and the exploitation of non-renewable resources. At an Ayrshire level the conceptof sustainable development requires the promotion ofdevelopment which meets the needs of today, respectsthe limits of the ecology and safeguards options forfuture generations. It is not a concept just about theenvironment but also economic growth, socialdevelopment and environmental protection - aboutthe type of society in which we wish to live.

As a main function of structure plans is to balancesocial, economic and environmental need they presenta unique opportunity to direct development and policyinitiatives in a sustainable way encompassing the healthand integrity of the natural environment, theprecautionary principle, concern for the well-being offuture generations, social inclusion, participation andeconomic opportunity within the planning process atall levels.

Environmental Assessment is now part of planninglegislation when considering major planningapplications. Strategic Environment Appraisal ofstructure plans is an extension of that principle tohighlight the likely effects of strategic decisions whenset against a checklist of sustainable indicators now incommon use. An appraisal procedure has beenimplemented throughout the structure planpreparation process and has been used in thedevelopment of policy. It will also be used as the basisfor future monitoring of the plan. This is the subject ofa separate technical paper available on request.

ADS7The three Ayrshire Councils shall adhere to theprinciples of sustainability in considering significantdevelopment proposals and identifying sites fordevelopment in local plans.

What is SustainableDevelopment?

It is a pity that the issue whicheveryone on the planet will haveto tackle as some point hasacquired this impenetrable title.It is even more problematic thatno definition exists which can beunderstood by everyone andbuilt into their lives. What isclear is that it is about therelationship between the liveswe live today and those whichwill be possible tomorrow.

Those who have thought aboutsustainable development realisethat it is a complex of issueswhich cannot be reduced to asimple mechanistic process. It isnot a free-standing subject. It isan approach to issues, problemsand policies which is amongstthe most powerful we have. Ifwe take the social, economic andenvironmental consequences ofan action and assess themtogether, that is more likely tolead to a durable outcome thanany other. That is sustainabledevelopment.

Down to EarthA Scottish Perspective onSustainable DevelopmentScottish Office January 1999.

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A Balanced and Integrated Transport StrategyWith the publication of the White Paper on TravelChoices for Scotland, another element of theGovernment’s sustainable strategy for the future hasbeen put in place. Although some aspects will requireapproval by the Scottish Parliament, a framework for anew policy direction is already well defined. In orderthat the wider objectives of the Ayrshire DevelopmentStrategy can be fully implemented, the development ofan efficient and integrated transport system isessential. This system should connect and serve boththe rural and urban areas and allow choice for themovement of goods, services and people.

In line with the concept of sustainability there hasbeen a call from Government for a range of measuresto reduce the overall level of demand for travel.However, underlying much of the current debate is thefact that as individuals we are travelling further tocarry out activities. The number of trips undertakenhas increased steadily, but more significantly, changesin travel distance and reliance on the car have grownmarkedly. It is important therefore that futuremeasures are put in place which reduce trip lengthand car dependency.

There is also an acceptance of the importance thatintegration of land use and transportation planning canhave in achieving the objectives of sustainabledevelopment. Land use patterns determine the overalllevel and distribution of the demand for travel. Thecosts associated with travel and traffic growth are wellrecognised and there is a general concern about thelevel of air pollution generated by motor vehicleemissions, the unacceptable level of traffic passingthrough settlements, the higher levels of pedestriancasualties and the economic costs of traffic congestionto businesses.

ADS8The three Ayrshire Councils shall implement abalanced and integrated transport strategy whichseeks to:

A improve accessibility for all;B give priority to transport proposals which

encourage economic development;C contain, and if possible reduce, emissions, noise,

danger, pollution and congestion caused by roadtraffic; and

D promote the responsible and efficient use ofmotor vehicles for necessary journeys wherethere are no practicable alternatives.

The New Transport Agenda

Transport should serve asociety, not shape it. It shouldreflect the way we wish to liveand the environment in whichwe wish to do so. It shouldnever be seen as an end in itself.

Travel Choices for ScotlandThe Scottish Integrated TransportWhite PaperJuly 1998 .

A key goal of integratedtransport policy is to bringconsideration of transport, landuse and the environment closeras an element in the creation ofsustainable patterns ofdevelopment. The planningsystem provides a statutoryframework within which thecompeting demands for land usecan be evaluated in relation tothe objectives of sustainabletransport policy.

Draft NPPGTransport and PlanningScottish Office August 1998.

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WorkingStrategic Industrial and Business DevelopmentLand PortfolioA key role for the Ayrshire Joint Structure Plan is toprovide a strategic framework for an industrial andbusiness development land portfolio which will act asa major building block for future economicdevelopment in the area. In order to assist thisprocess, a major review of industrial land has beencarried out. Although not identifying any overallshortage of industrial land in Ayrshire as a whole,when assessed at an individual Council area there arecertain problems with the supply of land, particularlyregarding the quality, marketability, and location ofsome existing sites.

An analysis of major locations for inward investmenthas also identified a need for an upgraded portfolio ofsites to assist long term investment in the economy. Inorder to provide maximum opportunity to the widestnumber of potential employees these sites should allbe well related to the main settlements, have easyaccess to the main strategic transport network, assistregeneration and help reduce unemployment.Moreover, given the complex journey to workpatterns throughout Ayrshire, each location shouldlink with the others in providing the widest range ofdifferent development opportunities with maximumaccessibility by both public and private transport.

The portfolio for industrial and business developmentland contains nine locations to which priorityimplementation and marketing should be directed byall agencies. The locations represent the main neweconomic drivers of the Ayrshire economy and shouldbe targeted for European funding as a priority. Inaddition, these locations and their immediateenvironments should be protected against noncompatible development. All locations are currentlyrecognised in some way by the existing planningprocess except the site proposed at Prestwick/Monkton. It is concluded, however, that it is in thebest interests of the future economy of both Ayrshireand Scotland that a strategic industrial site is sought inthe vicinity of Glasgow Prestwick International Airportto take advantage of both airport and aircraft relateddevelopment opportunities.

The Ayrshire Economic Framework

The shared vision for Ayrshire sets the focus and theambitious tone of Enterprise Ayrshire’s strategic Approach.Our strategic objectives convey the four key tasks whichneed to be done to achieve the vision and are at the heartof the strategic framework.

Competitive Companies To enhance the performance,competitiveness and aspirations ofcompanies, particularly in keysectors.

Competitive People To develop a culture of lifelonglearning and competitive workforceskills at all levels.

Competitive Places To develop a physical environmentwhich meets the needs of new andexisting businesses.

Access to Opportunity To balance our focus on economicopportunity with activities to deliverdirect economic benefit to priorityindividuals and communities.

Change for the MilleniumEnterprise Ayrshire Strategy 1996 - 1999.

W1Local plans will safeguard and support thefollowing strategic locations for industrial andbusiness development.

A Site protected in the National Interest• Hunterston

B Large Single User Inward Investment Sites• Irvine Riverside• Kilmarnock North

C Strategic Industrial and Business DevelopmentSites• Ardeer, Stevenston• Irvine Riverside• Kilmarnock North• Cockhill, Ayr• Prestwick/Monkton• Glengarnock

The three Ayrshire Councils shall bring forwardover time further high amenity sites for businessand industry which meet national criteria.

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Glasgow Prestwick International Airport andEnvironsGlasgow Prestwick International Airport and itssurrounding area is a major asset to both the Scottishand the Ayrshire economies. Since 1992 the airporthas seen major growth in both passenger numbers andfreight cargo by utilising its operational advantages.The airport has become a major focus for air freightand plays a very important role in meeting therequirements of the Scottish electronics and oilindustries. In the future there are plans for expansionwithin the airport perimeter including thedevelopment of an inter-continental freight hub, whichshould enhance the airport’s attractiveness in the airfreight market and generate additional employmentand investment both at the airport and within thesurrounding areas.

However, any expansion of airport-related facilities atGlasgow Prestwick International Airport will impactupon the local environment. With the opening andpossible extension of the second runway, there will benoise and safety issues to consider as well. Any futureexpansion, therefore, requires careful considerationand should be related to specific demands, and theprospects for growth at the Airport, as well as to thedevelopment of unused land both within the airportitself and in the surrounding area.

W3The provision of airport-related facilities forGlasgow Prestwick International Airport shall besupported providing that adequate measures aretaken to mitigate any harmful environmentalconsequences of the airport’s operation. The localplan shall identify and safeguard land for theexpansion of Glasgow Prestwick InternationalAirport.

General Industrial Land ShortfallFrom the analysis carried out on the industrial landsupply there is also a concern about the quality,marketability and location of land for generalindustrial use. In considering strategic industrial andbusiness development land a distinction can be drawnbetween land for inward investment and generalstrategic industrial use. Companies and implementingagencies generally seek to differentiate between thetwo types of land by limiting inward investment sitesto those types of industrial and business use requiringhigh quality, and thus higher cost, environments. Thiscan leave general business and commercial expansion,often of local small and medium-sized enterprises(SMEs) with limited options for expansion orrelocation.

From an analysis of both projected take-up rates andcurrent industrial land supply in individual Councilareas there is a shortfall of available and marketablegeneral industrial land in both East and South Ayrshire.The shortfall in South Ayrshire has already beenrecognised by policies in the approved StrathclydeStructure Plan and this requirement is carried forwardin the Ayrshire Joint Structure Plan. North Ayrshirehas a relatively large supply relative to both take upand quality. The conclusion drawn is that in order torectify deficiencies in the general industrial land supply,further industrial land should be found in theKilmarnock and Auchinleck/Cumnock area in EastAyrshire and Ayr and Girvan in South Ayrshire. InKilmarnock and Ayr industrial and businessdevelopment land to a maximum of 30 hectares(gross) is required. At both Auchinleck/Cumnock andGirvan the land to be found is in the order of 10hectares (gross).

W2Local plans will identify and bring forward thefollowing additions to the strategic industrial landsupply:

Ayr 30 hectares (gross)

Kilmarnock 30 hectares (gross)

Auchinleck/ 10 hectares (gross)Cumnock

Girvan 10 hectares (gross)

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Local Industrial Land SupplyThe strategic industrial and business development landportfolio and the general industrial land supplyrepresent the major impetus for economicdevelopment. However, other industrial land isscattered throughout many communities. This landprovides sites for the development of local businessinitiatives as well as providing yard and storage spaceand is vital to the long-term health of each community.It is not appropriate for the structure plan to considerthis land in detail, but the management of an adequatesupply is important, both to encourage localentrepreneurs and to improve the image of an area.Local plans should, therefore, seek to maintain anadequate supply of local industrial land withincommunities and to manage that supply throughchanging needs. Any surplus land should be reviewedfor other uses.

W4Local plans will identify, review and maintain anadequate supply of local industrial land to meetfuture needs and seek to review surplus industrialland for other uses.

Tourism in AyrshireTourism is fundamentally important to the economy.Originally focused on the coast, tourist-relatedfacilities have spread throughout the area in recentyears. Analysis by the Ayrshire and Arran TouristBoard suggests that Ayrshire relies more heavily onholiday tourism than the rest of Scotland but under-performs the rest of Scotland in terms of business andconference tourism. Leisure day trips represent anextremely important sector over the whole area. As aresult tourism is over-dependent on the day visitorand the short summer holiday period.

In the past few years there has been an increasingawareness of the potential effects of tourism on theenvironment and, at the same time, a realisation thatmanagement can provide real benefits in terms of jobsparticularly for rural communities. This has led towhat is known as “green” or sustainable tourism, withprojects directly in harmony with, and capitalising on,the natural and built environment. In Ayrshire this islikely to be particularly important in the future andcould encourage tourist development away from thecoast, thus spreading tourism opportunity throughoutthe area.

Many of the coastal towns originated as seasideholiday locations in the 19th and early 20th century.With changes to holiday destinations over the years,accompanied by a general lack of investment, thesesettlements have suffered economic decline. However,they still meet the demand for a wide variety of bothshort and long term holiday requirements and provideopportunity for both living and working on the coast.Despite this general decline and a change to differenttypes of holiday, development pressure on the coastalmargins has continued.

In order to support economic growth, therefore,tourism proposals should generally encourageimprovement of the quality of existing touristlocations, provide improved conference and businesstourism facilities, encourage longer stays over anextended visitor season and encourage diversificationto the non-coastal parts of Ayrshire through thedevelopment of green tourism initiatives. Positiveplanning policies can assist the process of tourismdevelopment by supporting applications which seek toimprove facilities, and planning policy should bedeveloped to facilitate new tourism developmentopportunities.

W5The three Ayrshire Councils shall encouragedevelopment to increase the range and improvethe quality of facilities, attractions and experiencesfor tourists and day visitors subject to otherrelevant policies in the Structure Plan and LocalPlans.

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Rural EconomyThe quality and diversity of the countryside as well asthe livelihood of many of its residents depends on aprosperous rural economy. Economic activity in thecountryside is a necessity and there is a substantiveissue in seeking to reconcile the exploitation ofnatural resources with conservation of the ruralenvironment. Yet there is considerable scope tosustain and encourage productive social and economicactivity, particularly in terms of rural businessdevelopment, without compromising the natural andbuilt environment and the landscape quality of thecountryside itself.

Agriculture and forestry are by far the largest landuser in Ayrshire. With the farming industry likely toenter a period of instability, brought about as much bypolicy restructuring in Europe as by locally derivedconstraint, there is a concern that the whole landscapecharacter of parts of Ayrshire could be modified. Thiswill require both sensitive handling and partnershipsdeveloped in conjunction with rural communitiesthemselves to achieve a more flexible approach torural development.

Policies throughout the Joint Structure Plan seek toprotect the essential rural character of Ayrshire at atime of major change. However, electronic accessibilityand new technology provide increasing scope forbusiness and enterprise to be located in rural areasand there could be considerable economic benefit torural areas offering this opportunity. Additionally, withthe farming industry likely to enter a period of changethere is a need to diversify the use of agricultural landand buildings to sustain employment and income.

W6The countryside will be sustained as a place ofvaried and productive social and economic activity,whilst safeguarding and managing natural and builtenvironmental resources. Accordingly, the threeAyrshire Councils shall seek:

A a partnership with rural communities and keysupport agencies to manage and promoteeconomic, social and environmental change;

B to promote business in rural areas; andC encourage farming and forestry where this is

sympathetic to the environment.

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LivingAssessing Housing RequirementsThe Ayrshire Joint Structure Plan has used recentlypublished household projections prepared by theScottish Office to assess future housing requirements.These are based on the Registrar General forScotland’s (GRO(S)) 1996-based populationprojections. This common Scottish base allows forcompatibility across the Ayrshire Councils and withother parts of Scotland. The household projectionsare calculated by applying trends in the formation ofhouseholds between 1971 and 1991 and are thereforeindicative of what might happen if past trends were tocontinue. On this basis between 1998 and 2010households are projected to increase by 10,700. Thisis primarily accounted for by a growth in smallerhouseholds, particularly single person households andhouseholds with two adults and no children.

In considering the actual requirement for futurehousing, projected changes in households have beenrefined through an assessment of out-migration, andlikely changes to the existing stock of housing,principally due to demolition, vacancies and transfersto second homes (refer to Figure 4.1).

This further calculation gives a total assessed housingrequirement between 1998 and 2010 of 15,300 and isequivalent to the construction of about 1,300 housesper annum, a similar rate of building to that which hasbeen experienced in Ayrshire in the last few years. Inthe past, however, almost a quarter of new housesbuilt have been by the public sector and there is nowsome doubt whether this past scale of public provisioncan be maintained. It should also be noted that nodistinction has been made in calculations of futurehousing needs between public and private sectorrequirements. This is a matter for individual Councilsto deal with in the context of their housing and localplans.

Government advice on a methodology for theestimation of future housing requirements in any areais to be found in National Planning Policy Guideline:Land for Housing (NPPG 3) and Planning Advice Note:Structure Plans: Housing Land Requirements (PAN 38).This advice requires that planning authorities shouldprovide a minimum five year supply of housing landagainst a background of a longer term provision.Policy L1 gives effect to this requirement in Ayrshire.

L1The three Ayrshire Councils shall work inconjunction with public and private agencies toensure sufficient effective land is available forhousing to 2005 and to set the context for annualroll forward to meet the forecast requirement to2010. Councils shall aim, in conjunction with thehousebuilding industry and other public housingagencies to maintain as a minimum a five yeareffective land supply.

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Figure 4.2 - Ayrshire Housing Requirement by HousingMarket Area 1998-2010

1998-2005 2005-2010 1998-2010East Ayrshire 2,289 1,636 3,925North Ayrshire 4,318 3,085 7,403South Ayrshire 2,315 1,654 3,969Ayrshire 8,922 6,375 15,297

Source: Ayrshire Joint Structure Plan Committee.

Housing Market AreasThe strategic assessment of demand for housingrequires the projected level of demand for housing inAyrshire to be assigned within a Housing Market Areaframework. For the purpose of the structure plan,each of the three Ayrshire Council areas are treatedas individual and separate Housing Market Areas. Allthree areas have a high degree of self-containment,being areas within which the majority of those movinghouse without changing job would stay and are alsoareas in which the majority of the employedpopulation both reside and work. There are also ninesub Housing Market Areas, the characteristics ofwhich require to be addressed within the context oflocal plan housing provision. The distribution ofdemand for these areas has been expressed on thebasis of Council areas as shown in Figure 4.2 andwithin Policies L2, L3 and L4.

L2In assessing the supply and demand for housing thethree Ayrshire Councils shall:

A treat each of East, North and South AyrshireCouncil areas as Housing Market Areas; and

B be guided by forecasts of demand in theStructure Plan, or its reviews.

Figure 4.1 - Ayrshire Housing Requirement 1998-2010

Projected Households 1998 2010 Net Change1998-2010

Projected Households 157,700 168,400 10,700Allowances for Vacancies 5,203 5,559 356Allowances for Second and Holiday Homes 2,536 2,767 231Allowance for Demolition 0 1,392 1,392Flexibility Allowance (+10%) 1,268Adjustment for out migration 1,350

Total Assessed Housing Requirement (1998-2010) 15,297

Housing Need 1998-2005 (pro-rata) 8,923

Housing Need per Annum 1,275

Source: Scottish Office and Ayrshire Joint Structure Plan Committee.

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Housing Land Supply in Ayrshire 1998-2005The three Ayrshire Councils in conjunction with thehouse building industry and Scottish Homes undertakean annual audit of available land for housing withinAyrshire. The audit completed at the end of March1998, identified a supply of sites with a capacity for14,565 housing units. Of this supply some 7,400housing units are expected to be built by 2005. This isknown as the “effective supply” of future housing sites.Comparing the effective supply with the forecasthousing requirement to 2005 at a Council area level,indicates a shortfall which requires to be met by theidentification of further housing land.

These figures represent the number of houses that arerequired to meet demand in any one area over andabove the current effective supply. The allocation ofhousing sites within these areas is the responsibility ofeach Council’s local plan, and will require to conformto other policies in the structure plan as well as bederived from a detailed assessment of localcircumstance. This will include a preference forallocating new housing sites to brownfield land andshould allow for choice in terms of location, size andtype of development. Policy L3 identifies the housingshortfall by Housing Market Area and its distributionby sub area for the period 1998-2005.

L3In addition to the effective housing land supply atMarch 1998, local plans shall allocate sufficient landto meet the following housing shortfall for theperiod 1998-2005:

Housing Shortfall 1998-2005

East Ayrshire 210Cumnock and Surrounding Areas 0Ayr, North Carrick and Doon (part) 0Kilmarnock & Loudoun 210

North Ayrshire 450Isle of Arran 0North Coast and Cumbraes 0Garnock Valley 0Irvine and Kilwinning 350Ardrossan/Saltcoats/Stevenston 100

South Ayrshire 860Ayr, North Carrick and Doon (part) 780Girvan and South Carrick 80

Note: Distribution by sub-market area is providedfor guidance to local plans only.

Housing Land Supply in Ayrshire 2005-2010Policy L4 sets out the additional housing provision thatmay be required in the period 2005-2010. Thesefigures are provided as guidance for local planpreparation and infrastructure provision only and willrequire to be monitored on an annual basis andreviewed in accordance with Policy L1.

L4The following additional housing provision for theperiod beyond 2005 up to 2010 is provided forstrategic guidance. The housing provision will besubject to regular monitoring and review inaccordance with Policy L1.

Additional Housing ProvisionPossible Requirement 2005 - 2010

East Ayrshire 1,640Cumnock and Surrounding Areas 0Ayr, North Carrick and Doon (part) 0Kilmarnock & Loudoun 1,640

North Ayrshire 3,085Isle of Arran 100North Coast and Cumbraes 300Garnock Valley 300Irvine and Kilwinning 1,985Ardrossan/Saltcoats/Stevenston 400

South Ayrshire 1,650Ayr, North Carrick and Doon (part) 1,550Girvan and South Carrick 100

Note: Distribution by sub-market area is providedfor guidance to local plans only.

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Housing Land Release CriteriaAs discussed above, Policies L3 and L4 provide anassessment of housing requirement to the year 2010 asa basis for strategic policy and local plan preparation.Nevertheless, the preferred method for measuringsupply and demand for housing, as defined by ScottishOffice Planning Advice Note: Structure Plans: HousingLand Requirements (PAN 38) suggests an annual auditto ensure a minimum 5 year effective land supply atany time. Although the Councils will continue toconduct the annual audit, consultation and approvalprocesses of both structure and local plans can belonger than one year. In order to provide flexibility inthe process, and to create a degree of certainty for theconstruction industry, Policy L5 is included which seeksto provide a context for greenfield housing landrelease at any stage in the structure and local planprocess.

L5Proposals to extend the greenfield supply of landfor residential development shall require to:

A demonstrate clear evidence of shortfall ineffective land supply in the relevant HousingMarket Area;

B demonstrate effectiveness and outputcontribution during the shortfall period; and

C be fully justified against the criteria identified inPolicies G1 - G8.

Structure Plan Policy Response for Housing

Policies For Housing in Structure Plans should cover

• develop an effective housing land supply for eachHousing Market Area;

• set out for each housing market area the newrequirement of the plan;

• explain the basis on which the requirement for newhousing has been modified;

• set out phasing over 5 year periods;

• set out general locational criteria;

• set out how allocations are to be implemented;

• set out public and private mechanisms for site delivery;

• set out strategic qualitative advice; and

• set out mechanism for an annual audit of effectivehousing land.

Planning Advice Note 38Structure Plans: Housing Land Requirements.November 1996.

Affordable and Special Needs HousingThe availability of social and affordable housing alsorequires to be addressed when considering futurehousing land allocation. The Ayrshire DevelopmentStrategy has outlined an approach for the creation ofsustainable and balanced communities within which itis important to recognise the needs of the old,disabled, homeless and young as well as those whocannot afford to buy their own home.

It is clear the operation of the housing market is notresponding adequately to these needs in some parts ofAyrshire where there are high demands for affordablehousing with limited opportunities for housing to rentand an under supply of housing for people withcommunity care needs. The solution to these issuesdoes not lie solely with land use planning but willrequire innovative initiatives by the public and privatesectors targeting expenditure to areas of greatestneed. Proposals for meeting requirements foraffordable and special needs housing should bebrought forward within the overall strategic contextfor housing land release as part of local planpreparation.

L6The three Ayrshire Councils shall ensure theavailability of sites for affordable and special needshousing in local plans.

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TOWN CENTRES AND RETAILING

Town CentresThe town centres of Ayrshire are focal points for arange of community, leisure, and commercial activityand are well placed to make an important contributionto the wider objectives of the plan. They are generallylocated at nodal points on the transportation networkand contain significant elements of built heritage interms of both individual listed buildings andconservation areas. Focusing demand for servicestoward these centres will ensure continuinginvestment in the urban fabric. It will also present theopportunity for public transport services to competeeffectively and help reduce the demand for travel byprivate car.

However, in some centres changing lifestyles andshopping patterns have resulted in a loss of shoppingfloorspace that has not been replaced, particularlyabove ground floor level. Given the new retailshopping patterns that have emerged, it is unlikely thisfloorspace will ever by replaced. In these locations,planning policy will require to encourage and facilitatenon-retail use of this vacant property if the overallappearance, vitality and viability of town centres is notto be blighted.

Increasing importance is now attached to themanagement and promotion of town centres. At Ayrand Kilmarnock a town centre manager co-ordinates amulti-disciplinary approach involving retailers,Enterprise Ayrshire, property owners and the LocalAuthority. In these circumstances a positive vision, anagreed strategy and associated action planaccompanied with the ongoing monitoring of thecommercial performance of the centre are essential.It is recognised, however, that not all centres requiringaction can support a town centre manager but theprinciple of town centre management should beapplied generally to town centres throughout Ayrshireand appropriate policies incorporated into local plansor other corporate policy documents.

L7The three Ayrshire Councils shall bring forwardproposals to promote and enhance town centres inAyrshire through measures that:

• encourage a wide range of retail, commercial,leisure, business, culture and arts facilities andresidential uses;

• encourage partnership with EnterpriseCompanies, Scottish Homes etc. and thecommunity;

• promote environmental improvement;• improve pedestrian and cycle access, improve

public transport links and provide forappropriate levels of car parking.

Vibrant town centres are characterised by a range ofeconomic activity of which retailing is of primaryimportance. The existing centres offer a range of othercommercial, residential and community services andprovide opportunities for enhanced accessibility bypublic transport and on foot. They also play animportant role in defining the character of an area andare important assets in attracting inward investmentand tourists to an area. In contrast, out-of-centrelocations, whilst offering advantages in terms of sitelayout and development costs, are less well positionedto serve the wider interests of the community and donot generally incorporate other facilities normallyassociated with town centres.

It is considered that an approach which directs newretail, commercial and leisure investment towardexisting town centres, offers the best opportunity toprovide for the needs of the whole community as wellas giving support to the wider policy objectives of theplan. Accordingly it is proposed that policy will bedirected toward providing a viable framework forfuture investment within the town centres of Ayrshire.

L8The viability, vitality and design quality of existingtown centres as defined by local plans shall bemaintained and enhanced. Accordingly:

A new investment in retailing and commercialleisure facilities shall be directed first to towncentres, and then to the edge-of-centres, inpreference to out- of- centre locations;

B applicants proposing retailing, commercial andleisure developments in out-of-centre locationsshall need to demonstrate that no suitable sitecan be found, firstly, and preferably, withinexisting town centres, or secondly on theedge-of-centre; and

C development should be of a size and scaleappropriate to the function of the centre andshould serve the needs of town and itscatchment.

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Assessing Major Shopping ProposalsThe forecast growth in retail expenditure is principallycentred on the non-food sector. Assessmentsundertaken for the principal retail centres in Ayrshireindicate substantial opportunities to contain thisfuture demand within or adjacent to town centres.In order to ensure these opportunities are notprejudiced by the impact of out-of-centredevelopment, it is not considered appropriate toallocate further land for commercial retaildevelopment outwith these areas. Therefore,proposals for retail developments above 1,500 squaremetres shall require to be justified against a series ofcriteria which examine whether or not the applicanthas followed a sequential test in the approach to siteselection, the effect on town centres and othershopping facilities, the accessibility to that location bymeans other than the private car and the how well theproposals integrate food and non-food floorspace.

L9Proposals for a retail development above 1500square metres gross floorspace shall require to bejustified against the following criteria:

A whether the applicant adopted a sequentialapproach to site selection considering fullyalternative sites in, and then adjoining, existingtown centres;

B effect on the viability, vitality and character ofexisting town centres either as an individualdevelopment or cumulatively with similarexisting or approved developments (includingthose in adopted local plans);

C existing and proposed floorspace that can besupported;

D accessibility to the public transportnetwork;

E accessibility by means other than the privatecar;

F effect on important neighbourhood retailfacilities and small shops; and

G the potential to integrate convenience and/orcomparison goods floorspace.

Retail Warehouse DevelopmentA significant change in retail provision in recent yearshas been the demand by retailers for out-of-centrelocations. Higher levels of car ownership have enabledmore consumers to travel further to shop andefficiencies in the retail sector have encouraged thesearch for lower cost development options outwithcity and town centres. In addition, with an increasedloss of food shopping from existing centres to out-of-centre supermarkets and with the parallel movementof “bulky goods” to out-of-centre locations, towncentres have become increasingly focused on a morelimited range of goods. For a variety of wider socialand economic reasons, however, retail development intown centre locations must be encouraged as themain economic focus of the town.

Current structure plan policy indicates a preferencefor limiting the type of goods sold in out-of-centreretail warehouse developments to the “bulky goods”categories of DIY, furniture, carpets, electrical andgardening goods. If the “bulky goods” restriction onretail warehouse development were to be extendedto other categories of shopping such as computers,clothing etc. this would create a further diminution ofthese sectors in town centres, reducing further theamount of overall expenditure to improve facilities. Inaddition, a flexible policy on the occupation of out-of-centre retail warehouses could see a displacement oftraditional “bulky goods” as leases are renewed or subleases are let. It is therefore appropriate that furtherprotection is given to town centres by continuing torestrict the type of goods sold at out-of-centre retailwarehouse development.

L10The three Ayrshire Councils shall restrict the typeof retail floorspace at existing and proposed out-of-centre retail warehouse developments to the saleof DIY, furniture, carpets, electrical and gardeninggoods.

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EnvironmentLandscapeLandscape is more than just a combination of landform and vegetation, it also embodies the culture,history and land use of a community, the interaction ofgeology, climate and plant life, and the existence ofvarious building styles, settlement form and materials.All of these elements combine to create a sense ofplace, or local distinctiveness. In Ayrshire thelandscape is also seen as a major asset in economicdevelopment, tourism, leisure and recreation as well asa source of pride and pleasure for residents. Publicawareness of changes to the landscape brought aboutby development proposals is increasing and there is agrowing recognition that traditional forms oflandscape designation perhaps no longer do justice toits diversity.

For these reasons, a Landscape Character Assessmenthas been completed which provides information onbasic landscape character types across Ayrshire,identifies potential pressures for landscape change andassists in developing guidelines for landscapeconservation, enhancement or restructuring. In all,eight Regional Character Areas have been identifiedincorporating twenty-two distinct landscape types.Each landscape type has a distinct and relativelyhomogenous character influenced by geology, drainage,landform, land cover and land use. A commitment tosustainable development requires that the characterand qualities of the landscape are maintained in alltheir richness and diversity. This requires theevolution of landscape policies in both structure andlocal plans that respect the ordinary or commonplaceas well as the special or rare.

E1The quality of Ayrshire’s landscape and itsdistinctive local characteristics shall be maintainedand enhanced. In providing for new development,particular care shall be taken to conserve thosefeatures that contribute to local distinctivenessincluding:

A the settings of settlements and buildings withinthe landscape;

B the patterns of woodland, fields, hedgerows andtree features;

C the special qualities of rivers, estuaries andcoasts;

D historic landscapes; andE skylines and hill features, including prominent

views.

Local plans shall seek to protect and enhancelandscape character and criteria should beestablished for the assessment of the sensitivity oflocal landscape type to different categories ofdevelopment.

Landscape Character Areas

Arran Ayrshire Basin Ayrshire Rim Carrick Hills and Valleys

Galloway Uplands Inner Firth of Clyde Renfrew Heights

Southern Uplands

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Sensitive Landscape Character AreasWhilst bringing forward a general recognition oflandscape character as an element to be addressedin structure planning policy, it must also be recognisedthat, in some areas, landscape is more prone tounsympathetic development by nature of its range,diversity and complexity. At the present time, theonly statutory recognition given to landscape qualityis through designation as a National Scenic Area(NSA) which comprises areas “...... of unsurpassedattractiveness which must be conserved as part of ournatural heritage”. In Ayrshire the only designated NSAis North Arran, and this area will require specificpolicy recognition. However, the recognition oflandscape that is sensitive to change requires furtheranalysis.

Using the Landscape Character Assessment, therefore,each landscape category type has been assessedagainst a series of criteria which together definerelative importance and sensitivity to change. This isexplained more fully in a technical paper available onrequest, but includes such considerations as the rareand/or representativeness of the landscape charactertype in Ayrshire, the overall scenic quality, the unspoiltnature and conservation interest of the area and itscontribution towards a definite sense of place. Inthese defined areas the protection and enhancementof landscape shall be given priority, and local plans arerequired to identify boundaries and detail specificpolicies for their protection.

E2In the National Scenic Area and the SensitiveLandscape Character Areas defined on the KeyDiagram the protection and enhancement of thelandscape shall be given prime consideration in thedetermination of development proposals. Localplans shall identify boundaries, where appropriate,and specific policies for their protection andenhancement.

Sensitive LandscapeCharacter Areas

E N V I R O N M E N T

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ForestryForestry plays an important role in the overalleconomy of Ayrshire and in some areas also has asignificant impact on the visual quality of the landscape.During the plan preparation period there has been anongoing dialogue between the Forestry Authority andother agencies on the nature and extent to whichforestry should be addressed as an issue forconsideration in such documents as structure plans.Earlier in 1998 this resulted in a re-affirmation of therequirement to prepare Indicative Forestry Strategiesfor the whole of Scotland, and for their inclusion instructure plans as well as for the introduction of adraft set of principles on which they can be developed.Given the clearer Government view on Forestry, theprinciple of preparing an Indicative Forestry Strategyfor Ayrshire is now accepted.

E3The three Ayrshire Councils, together with theForestry Authority and other relevant agencies,shall prepare an Indicative Forestry Strategy forAyrshire.

Coastal ManagementAyrshire’s coast has played a vital role in shaping theeconomy of the area through industry, fishing andlatterly tourism. In recent years there has beenincreasing recognition of the recreational value of thecoast, particularly for links golf and for general leisure.At the same time there are rising concerns aboutwater quality, wider issues relating to safeguarding thecoastal environment from development pressure andthe potential impact of a rise in sea-level accompanyingglobal warming.

The coastal zone is a dynamic system whose form isstrongly influenced by both natural and human factors.In some parts of the coast development pressure isintense, particularly for commercial and recreationaluse, and already some 20% of the Ayrshire coast isaffected by urban development. With the highlandscape quality of the coast seen as an importantfactor in attracting inward investment, pressure on thecoastal margin is likely to continue. Certain parts oflow-lying coast also experience flooding on a regularbasis and there is evidence of erosion over a widearea. This is allied to limited funding for sea-defences.In August 1997 the Scottish Office issued a NationalPlanning Policy Guideline on Coastal Planning (NPPG13), which identifies a variety of positive planningmeasures that might be introduced to protect thecurrent and future well-being of the coast, and whichgives a methodology for defining different categoriesof coast. Authorities are also urged to work togetheron coastal planning at a strategic level and to take along term view of the potential impact of naturalprocesses on existing and future development as wellas on the natural and cultural heritage. Accordingly,the Ayrshire coast has been categorised into threediscrete types as suggested by Scottish Office, PlanningAdvice Note: Classifying the Coast for PlanningPurposes (PAN 53), namely developed, undevelopedand isolated coast. Local plans shall be required tobring forward proposals for their protection,conservation, enhancement and management.

E4The three Ayrshire Councils shall ensure that theassets and amenity of the coast and coastal watersshall be conserved and enhanced. Accordinglythree distinct types of coast are recognised; viz.developed coast, undeveloped coast and isolatedcoast, as identified on the key diagram. Local plansshall bring forward proposals for the protection,conservation, enhancement and management of thethree types of coast identified.

Ayrshire Coastal Classificationdeveloped

undevelopedisolated

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Biodiversity

Biodiversity encompasses the whole variety of all life, notjust rare or threatened species and habitats. It is critical inthe natural processes that sustain everyday life and it canalso enrich our lives socially and culturally. LocalBiodiversity Action Plans (LBAPs) are seen as being aprincipal process in promoting biodiversity at the local level.In Ayrshire local authorities, wildlife agencies and otherorganisations are working together to progress an Ayrshirewide LBAP through the Ayrshire Biodiversity Group. Aninitial audit of wildlife in Ayrshire has been compiledcontaining species of national and local conservationconcern, and seven broad habitat groupings considered tobe characteristic of Ayrshire. A rolling programme ofindividual action plans will now be developed, givingparticular recognition to species and habitats identifiedthrough the audit.

Ayrshire Joint Structure Plan Committee.

Countryside Access and RecreationAccess to the Ayrshire hills, coast and river valleys isof fundamental importance to the community and animportant element of the tourism industry. Mostaccess, however, takes place over land already in usefor other purposes such as farming or forestry. Careis, therefore, required to avoid adverse impact onexisting rural activities, and to ensure that access doesnot destroy the very characteristics that make the visitworthwhile.

All three Ayrshire Councils are working to improveoutdoor recreation facilities. Notably, theestablishment of Clyde-Muirshiel Regional Park in theRenfrew Hills has opened up large areas of uplandlandscapes, and there are many examples of smallerscale, but no less important improvements throughoutAyrshire. Whilst capital expenditure on countrysidemanagement is limited, it is often possible to achievemuch by negotiation and agreement. There are alsosignificant benefits in seeking to link individual schemesto an overall strategic framework not least because ofthe possibility of attracting improved grant-aid.

Various elements of the countryside act as naturalmagnets for tourism and leisure pursuits, including thecoast and the existing Regional and Forest Parktogether with other country parks and woodlandinitiatives. In order that the widest benefit can bederived from these facilities, there are a number ofopportunities to link linear features, such as the coastand river valleys, into a wider strategic framework toprovide walking and cycling routes which access themain recreational areas. These are already partlydeveloped through the “Paths for All” Partnership andthe creation of the Ayrshire section of the NationalCycle Route proposed for the Year 2000 by Sustrans,and link to wider Scottish initiatives. Their furtherdevelopment and promotion is seen as important, notonly for leisure and recreational activity, but also insome instances, to promote small-scale touristactivities or to act as wildlife corridors linking habitats.

E5The three Ayrshire Councils, with other relevantagencies, shall make provision for leisure,recreation and sporting facilities which:

A develop and enhance the existing recreationalinfrastructure including Clyde-MuirshielRegional Park, Galloway Forest Park, otherCountry Parks and Woodland Initiatives;

B maximise access at the coast;C support the rural economy;D promote a strategic network of walking and

cycling routes;E achieve co-ordinated tourism, environmental

and access initiatives along the valleys of theRiver Garnock, Irvine, Ayr, Doon, Stinchar andGirvan;

F develop opportunities for access linked toenvironmental improvements at the edge ofsettlements.

BiodiversityThe United Kingdom “Action Plan on Biodiversity”was published by the Government in 1994 and set outthe broad strategy and targets for conserving andenhancing wild species and wildlife habitats for thenext twenty years. One of the main outcomes of theUK Action Plan was the setting up of the UKBiodiversity Steering Group to ensure that the nationalstrategy is translated into effective action at the locallevel. As a consequence, a Local Biodiversity ActionPlan (LBAP) for Ayrshire is currently being developed.This plan identifies and sets quantifiable targets forlocal species and habitat protection, seeks to developeffective partnerships to ensure biodiversityconservation is maintained in the long term andexplores options for the restoration, enhancement andmanagement of habitats.

E6Local plans shall have regard to the principles ofbiodiversity as set out in the Local BiodiversityAction Plan for Ayrshire and special attention shallbe given to the maintenance of biodiversity,whenever reasonably practical, including provisionfor the migration of flora and fauna.

E N V I R O N M E N T

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Wet heath

Dry heath

Wet heath/blanket bog

Semi-natural grasslands

Ravine forests

Active raised bogs

Blanket bog (active)

NNR

Natura 2000 sites

SSSi’s

Estuaries and mud flats

Sea Dunes

Embryonic shifting dunes

✺✺✺

✺

✺

✺

✺

E7Development likely to have a significant effect ona Natura 2000 site will be subject to anassessment of the implications for the site’sconservation objectives. The development willonly be permitted where the assessment indicatesthat:

• it will not adversely affect the integrity of thesite; or

• there are no alternative solutions, and thereare reasons of over-riding public interest,including those of a social or economic nature.

E8Development which would affect:

A National Nature Reserves;B Sites of Special Scientific Interest;

shall conform to the structure plan only whereany objectives of designation and the overallintegrity of the site will not be compromised, orwhere any significant adverse effects on thequalities for which the site has been recognisedare clearly outweighed by social or economicbenefits of national importance.

E9In assessing the likely effects of development onthe natural heritage value of sites which are notof national or international importance, the threeAyrshire Councils shall have regard to the needto manage features of the natural heritage whichare of importance for habitats and species, with aview to complementing the Natura 2000 network.

Nature Conservation

✺

Nature ConservationAyrshire’s natural heritage resource is composed of awide range of animal and plant species as well as earthscience features. These are protected throughEuropean and United Kingdom legislation and by avariety of non-statutory designations. Increasingly, thisprotection is being achieved through the protection ofhabitats.

At a national level protection is offered by designationof a site as a National Nature Reserve (NNR) or as aSite of Special Scientific Interest (SSSI) and there is arequirement through legislation to protect these fromadverse development. Overlaying these designations,however, is protection now offered to sites promotedthrough the European Commission. These are knownas Special Areas of Conservation (SAC) under theHabitats Directive and Special Protection Areas (SPA)under the Birds Directive. Collectively these areknown as Natura 2000 sites. The Habitats Directivealso promotes other measures for the management ofthe countryside outwith designated sites. Features ofconcern are those which, because of their linearnature, function as stepping stones or wildlifecorridors and are essential for migration, dispersal orgenetic exchange.

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Wind EnergyThere is a national debate about windfarms for energyproduction, and wide ranging and often polarisedviews about whether they are acceptable in thelandscape. It is recognised that Ayrshire is ideallyplaced for the location of windfarms, especially on thesummits of prominent hills, upland moorland areas andthe coastal zone, all of which experience sufficientlyhigh wind speeds.

NPPG 6 states that wind turbines should only bepermitted where they would not be significantlydetrimental to the landscape, would not create noiseproblems, would not interfere with aircraft activity,would not interfere with the flight paths of migratorybirds or would not result in “shadow flicker” or driverdistraction. Within this general guidance, however,there are many more localised issues to be addressedand particularly the issue of cumulative impact ofseveral wind farm locations in a small area and theirimpact on local landscape character.

Windfarms provide a highly sustainable form ofrenewable energy and as the main thrust of thestructure plan is to achieve a more sustainable policybase, there is a general case for encouraging andsupporting windfarm development in Ayrshire. Thiswould of course be subject to any policy restrictionsidentified by this plan - for example Natura 2000 sites- and would also be subject to adequate safeguardsbeing made to minimise any adverse localisedenvironmental effects.

E11Proposals for wind turbine and windfarmdevelopment, including their construction, siting,access and transmission links to the grid shallconform to the structure plan where it can bedemonstrated there is no significant adverseeffect on:

A local communities;B landscape character and visual amenity;C natural environment;D built heritage;E telecommunications, transmitting or receiving

systems; andF prime quality, or locally important good quality

agricultural land.

When assessing proposals, account will be takenof existing sites with planning permission and thecumulative impact of development proposals.

Renewable EnergyThe production of energy effects the environment in anumber of ways, but most readily through pollution orvisual intrusion. The Government is committed to asignificant reduction in the emissions of “greenhousegases” by 2010 and recognises that the promotion ofrenewable energy can make a significant contributionto that reduction. Whilst such energy sources maywell be more environmentally benign in global termsthan fossil fuels, their development can also have anenvironmental impact.

The National Planning Policy Guidelines on RenewableEnergy (NPPG 6) aims to stimulate the developmentof renewable energy where it is economicallyattractive and environmentally acceptable throughoutScotland and the Government has introduced theScottish Renewables Obligation (SRO) which requiresthat both Scottish Power and Scottish Hydro-Electricobtain an increasing percentage of electricity fromrenewable sources. Whilst there are opportunities toexplore solar power, farm wastes, and landfill gases at alocal scale, the most economic forms of renewableenergy in Ayrshire are wind energy, the growing ofbiomass in the form of coppiced tree crops and forestresidues. It is considered that the principle ofsupporting alternative energy supplies should beencouraged where there would be no loss of amenity.

E10Proposals for renewable energy development shallconform to the structure plan where it can bedemonstrated that:

A there are likely to be no significant adverseenvironmental impacts or infrastructureconstraints; and

B the design of the development is sensitive tothe landscape character and appropriate tothe local circumstances.

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Mineral ResourcesNatural resources have historically played andcontinue to play a major role in the economicdevelopment of Ayrshire. Aggregates (sand, gravel andhard rock) are required for the construction industryand demand has risen over the last ten years. Coalproduction is concentrated in East Ayrshire andsupplies almost 30% of Scotland’s open cast coal.Limestone resources at Beith are of sufficientthickness to be economically viable for cementmaking and this is recognised in National PlanningPolicy Guideline: Land For Mineral Working (NPPG 4)which requires that they are safeguarded. Peat isfound throughout Ayrshire, but in line with nationalpolicy, commercial extraction of the material shouldbe resisted where there are nature conservation andarchaeological resources, which remain relativelyundamaged.

Within the context of sustainability andenvironmental impact Government policy is beingreshaped. In his decision letter on the StrathclydeStructure Plan in October 1997, the Secretary ofState raises the questions about the scale ofopportunity in the sand and gravel search areas andsuggests clarification of the search area for hardrockquarries to the west of Glasgow as a result ofrepresentations received from operators. In addition,in March 1999, the Goverment published NationalPlanning Policy Guideline 16 - Opencast Coal andRelated Minerals. This sets down parameters fordealing with opencast coal operations. A policyframework for minerals has been developed,therefore, which firstly identifies a general protectionpolicy for specialised minerals and a further policy todefine criteria for considering development proposals.Thereafter there are specific proposals for opencastcoal extraction and for other minerals.

E12The three Ayrshire Councils shall protect, wherepracticable, economically important mineralresources including aggregates, limestone and coal,from sterilisation by permanent development.Local plans shall bring forward specific policies forthe protection of these resources.

In addition local plans shall identify areas of lowconservation or archaeological interest whichmight be suitable for peat extraction.

E13Proposals to extend the supply of land withplanning consent for the winning and working ofminerals shall be considered against the followingcriteria:

A whether the proposal conforms to PoliciesE14 and E15;

B availability of alternative supplies;C impact on the countryside, landscape

character, visual amenity and the natural andbuilt environment;

D the impact caused by noise, dust and thecontamination of ground and surface water;

E any adverse effect on communities withinAyrshire;

F extent of directly related community benefitderived, such as the enhancement and creationof landscapes and habitats, and removal ofdereliction;

G opportunity to maximise transport by rail andsea;

H other inward investment opportunities in thearea;

I cumulative impact of proposals in one area;and

J the extraction period.

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Opencast CoalOpencast coal provides employment in parts ofAyrshire where upland farming and forestry providesfew jobs and also plays a role in clearing dereliction.With the extraction process, however, comes apotential for environmental and community disruptionboth at the site itself and through the transportationof the material. Recent Government advice containedin the NPPG 16, has now indicated that where theworking of opencast coal would cause demonstrableharm to the environment, or amenity of the localcommunity, then permission should not be granted.

The previous structure plan introduced a policy ofidentifying preferred areas for opencast coal workingand the Ayrshire Councils see considerable merit incontinuing this principle which creates certainty forinvestment and can bring some environmental benefit.In assessing possible areas for opencast coalextraction an exercise has been concluded whichidentifies sensitive environment, landscape, transportand natural resources and matches them against bothcoal reserves and potential damage to communities.The three areas identified as “Preferred Areas ofSearch”, which are all located in East Ayrshire,represent those areas which have few environmentalconstraints, are isolated from most local communitiesand are close to the existing coal railheads. Outwiththese areas, in North and South Ayrshire and theremaining part of East Ayrshire, it is not consideredappropriate to allow further opencast operationsexcept where there is a clearly recognisedenvironmental benefit through the removal ofdereliction by small scale extraction.

E14A Development opportunities for opencast coal

working shall be directed to Preferred Areas ofSearch in East Ayrshire identified on the KeyDiagram. Local plans shall bring forwarddetailed policies and proposals for opencast coalworking within these areas.

B In North and South Ayrshire, and the remainingparts of East Ayrshire outwith the PreferredAreas of Search, opencast coal working shall notconform to the structure plan except where thereis a clearly demonstrated environmental benefitachieved through the removal of existing areas ofdereliction, and there is an overall benefit forcommunities affected, including local employment.In these circumstances, proposals for small-scale,short- term extraction shall be supported.

Any proposals will be considered against the criteriain Policy E13.

N.B. “Small-scale” relates to proposals of less than25ha. of total size area; “short-term” relate to proposalswith a total extraction and restoration period of less than2 years.

Aggregate and Other MineralsOutwith potential opencast areas there are a numberof other natural resources which could provideeconomic benefit to parts of Ayrshire. The mechanismfor their analysis, however, is not yet in place. It wouldnot be appropriate, therefore, to define further searchareas for materials such as sand and gravel and hardrock, until such time as a process has been agreedwith the mineral operators and other relevantagencies. In the interim, proposals to extend thesupply of any mineral should not conform to thestructure plan except at existing workings.

E15The three Ayrshire Councils, in conjunction withmineral operators and relevant agencies, shallidentify and agree a 10 year landbank of permittedreserves for the supply of aggregate minerals. Inthe interim, proposals to extend the supply ofland with planning consent for the winning andworking of aggregate minerals shall not conformto the structure plan except:

A at existing workings; orB for special local need in the Rural

Diversification Area.

Any proposals will be considered against thecriteria in Policy E13.

E16The three Ayrshire Councils, in conjunction withmineral operators and relevant agencies, shall bringforward proposals for the identification, protectionand exploitation of other minerals considered tobe of strategic significance.

E N V I R O N M E N T

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Waste ManagementOn average, in excess of 600,000 tonnes of waste isproduced annually in Ayrshire with approximately halfof this figure being industrial waste and the restcomprising household and commercial waste. Themost common method of waste disposal is throughlandfill. In recent years, recognition of the potentialdamage caused by various methods of waste disposalhas resulted in the tightening of control over dumpingat sea and pressure for higher standards at landfillsites. Government advice in the National PlanningPolicy Guideline: Planning and Waste Management(NPPG 10) requires planning authorities to achievewaste management without endangering human healthor harming the environment. The national wasteregulation authority, Scottish Environment ProtectionAgency (SEPA) have produced a draft national wastestrategy, which Councils will require to implement inplace of existing waste disposal plans. Alterations tostructure plan policy will be considered in the light ofthe National Waste Strategy.

Waste management strategy requires co-ordinatedaction to reduce the production of landfill waste bypromoting a wide range of different treatments.Most are outwith the scope of planning legislation, buteventually the residue finds its way to a landfill site.However landfill is likely to continue to be the mainmethod of waste disposal for the near future, andthere will be a continued need to identify furtherlandfill disposal sites. In addition criteria for thehandling of both landfill sites and other wastematerials, such as the solid by-products of water andsewage treatment, are required. These are based onthe twin principles of proximity to the point ofproduction, and a shift towards greater self sufficiency.

The Waste Hierarchy

Under the Environment Act (1995) the Scottish EnvironmentProtection Agency (SEPA) is responsible for waste regulation andfor producing a National Waste Strategy. A Draft Strategy wasissued in 1997 and outlines a framework for achieving a moresustainable approach to the effective management of waste. Itincludes the concept of the waste hierarchy, a framework whichcan provide a series of prioritised options for the effectivemanagement of waste.

Reduction of waste at source

re-use

recovery(including recycling, composting and energy recovery)

environmentally sensitive disposal

The Strategy has been designed to encourage waste managementthat moves through this hierarchy and promotes reduction for allwaste streams. Although the Strategy is not a land use planningdocument, the National Planning Policy Guideline; Planning andWaste Management (NPPG 10) requires statutory planningdocuments to reflect the objectives it sets out.

Ayrshire Joint Structure Plan Committee.

E17The three Ayrshire Councils shall require tomake provision for sites of sufficient capacity forthe safe management and disposal of the residuesof domestic and industrial waste within Ayrshire,as close as possible to the point at which waste isgenerated.

E18Sites for the treatment and disposal of wastefrom outwith Ayrshire shall not conform to thestructure plan unless they can be justified by theproximity principle or by an over-ridingenvironmental benefit to the host authority, andsubject to the criteria outlined in Policy E19.

E19Proposals to handle, treat or dispose of wasteand the handling of liquid and solid by-productsof water and sewage treatment shall require tobe justified against the following criteria:

A the need to avoid air, surface and groundwaterpollution;

B the effects of traffic movement on the roadnetwork;

C the safeguarding of landscape character,residential amenity and the avoidance ofconflict with other uses;

D the avoidance of areas of flood risk andpotential sea-rise change;

E damage to the natural and built environment;and

F intrusion into areas of high visibilityparticularly in road and rail corridors.

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Built Heritage

The built heritage provides a background againstwhich we live and work, a link between ourselves andthe past and helps define our sense of place andbelonging. It comprises a wide range of conservationareas and historic settlements, historic andarchitecturally important buildings, scheduled ancientmonuments, archaeological locations and landscapes,historic gardens and designed landscapes. Much of theresource is already protected by statutory legislationor through government policy and local plans shallensure that detailed policies are prepared for theirprotection and enhancement. Development having anadverse effect on built heritage resources will not besupported.

E20Development proposals considered to have anadverse effect on the following heritage resourcesshall not conform to the structure plan.

A listed buildings of architectural and historicinterest;

B designated conservation areas;C historic gardens and designed landscapes;D archaeological locations.

Local plans shall prepare detailed policies fortheir protection and enhancement.

Archaeological LandscapesThe principle of protecting both internationally andnationally important archaeological landscapes hasbeen recognised through previous structure and localplans for the area. Unlike the Natura 2000 conceptfor nature conservation, there is no European or UKgovernment legislation that adequately protects thisimportant resource. It is, therefore, important thatthe measure of protection afforded through astructure plan is continued. The three areas identifiedrepresent a major heritage resource in Ayrshire andcould have considerable tourism potential whichshould be explored.

E21Development proposals considered to have anadverse effect on the following archaeologicallandscapes shall not conform to the structureplan.

A Machrie Basin, Arran: PrehistoricSettlement Pattern

B Muirkirk: Remains of Tar,CoalminingIndustries andInfrastructure

C Upper Doon Valley: Remains of Ironworks,Supporting Industriesand Infrastructure

The Ayrshire Councils shall work with relevantagencies to bring forward as appropriate proposalsfor their interpretation and promotion.

T R A N S P O R T

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Transport StrategyThe development of an efficient and integratedtransport system is essential to ensure long termsocial and economic prosperity. Without therequirement to move large numbers of commutersdaily to one central location and without the generalcongestion caused by large cities, Ayrshire hasdeveloped a transport system that relies as much onthe private car as on public transport for themovement of people. Commerce and industry alsorelies heavily on the transportation of goods by road.

In addition, settlement structure is characterised by alarge number of dispersed communities. This canmake public transport provision to key services suchas education and health care, and access toemployment opportunities more difficult to achieveeconomically. Car ownership is generally high in therural areas though not in urban areas which in manycases are below national average particularly for theold, young and unemployed, with accessibility toservices for them dependant on public transportprovision.

In July 1998 the Government published a White Paper“Travel Choices for Scotland” indicating the newapproach to integrated transport. This was followed inAugust 1998 by a draft National Planning PolicyGuideline on Transport and Planning. Both thesedocuments represent a new direction for transportpolicy based on integration within and betweendifferent modes, with the environment, land-useplanning and policies on such aspects as education,health and wealth creation. A key element of thepolicy redirection is to focus on a balanced, as well asan integrated, transport strategy which links transportpolicies to the wider sustainability agenda. This aspectof transport has been developed as part of theAyrshire Development Strategy (Policy ADS8).

As part of the White Paper, the Government hasidentified Local Transport strategies as the buildingblock on which future local authority transport policywill be based. Conceived as a partnership withrelevant outside bodies, these strategies will set out indetail the authority’s plans and priorities fordevelopment. With the new integrated approachthere will require to be fundamental links into thedevelopment planning process and the new transportpolicies in the Ayrshire Joint Structure Plan representthe basis on which the local transport strategy can bedeveloped.

T1Working in partnership, the three AyrshireCouncils shall prepare Local Transport Strategiesthat integrate different modes of transport andlink transport to social and economic policy,land-use planning and the environment.Accordingly, the councils shall seek to:

A ensure adequate access for all forms oftransport to areas of economic opportunity;

B encourage new development in locationswhich are accessible by means other than theprivate car;

C minimise the demand for travel by private car;D maximise the use of public transport through

the development of public transport corridors;E maximise facilities for walking and cycling as

an alternative means of transport;F protect the environment and promote traffic

relief to communities on main routes;G improve and enhance access to town centres

by all forms of transport and provide forappropriate levels of parking;

H maximise the use of non-road based freighttransport; and

I improve facilities for disabled access.

Transport

Local Transport Strategies

We shall therefore be encouraging each local authority todevelop a Local Transport Strategy. Co-operation andpartnership with the relevant outside bodies such as localpublic transport operators is likely to be crucial to thesuccessful implementation and operation of a LocalTransport Strategy. We envisage a Local Transport Strategybeing a comprehensive document prepared with input fromall local authority departments, and drawing on all forms oflocal authority provided transport. The strategy will set outthe authority’s plans and priorities for the development ofan integrated transport policy within its area, designed toserve people in that authority in a way which is consistentwith our overall sustainable development objectives.

Travel Choices For ScotlandThe Scottish Integrated Transport White PaperJuly 1998

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Auchinleck

New Cumnock

DUMFRIESCARLISLE

STRANRAER

KilmaursKilmarnock

IrvineKilwinning

Glengarnock

StevenstonSaltcoats

West Kilbride

Fairlie

Largs

ArdrossanTown

ArdrossanHarbour

Ardrossan South Beach

Dalry

Lochwinnoch

Milliken ParkJohnstone

Hawkhead

Dumbreck

CENTRAL

CorkerhillMosspark

Crookston

Cardonald

HillingtonWest East

Barassie

Troon

Ayr

Prestwick International Airport

Prestwick Town

Newton-on-Ayr

Maybole

Girvan

Barrhill

Stewarton

DunlopBarrhead

NitshillPriesthill and Darnley

KennisheadPollokshaws West

Crossmyloof

PaisleyGilmour St.

PaisleyCanal

Cycling and WalkingBoth cycling and walking are regarded by governmentas integral components of transport policy.Improvement of pedestrian access is now generallyaccepted as being important to the long term vitalityand viability of town centres and research in Ayrshireshows this is reflected in improved commercialperformance. In 1996 the Government produced aNational Cycling Strategy which seeks to bring cyclingpriority on to the highway network, in town centres,for journeys to work and for new developments. Theimportance of walking has also been re-emphasised inthe Government’s White Paper.

Cycling, like walking, has a clear role to play inproviding a sustainable and integrated approach totransport need. If used effectively, both can offerpractical alternatives to trips by private car. Not onlydo they provide accessible, convenient andenvironmentally friendly means of making localjourneys, they are a healthy, enjoyable, economic andefficient means of travel. Given the emphasis on abalanced and integrated transport strategy there isclearly an advantage to increase walking and cyclingjourneys and to encourage more energy-efficient andless resource-consuming means of transport. In thedevelopment of local plans, therefore, a number ofmeasures could be introduced to effect an increase injourneys by cycle and on foot. These might include:

• promotion of development patterns and location ofdevelopments which ensure that short trips to work,education and local facilities can be made safely bycycle or on foot;

• provision of safe pedestrian and cycle routes into towncentres and the creation of dedicated cycle parkingspace;

• encouragement of employers to introduce schemes forreducing car use for journeys to work;

• establishment of a network of routes that is bothpromoted and widely published;

• to engineer priority for foot and cycle traffic in localroad improvements;

• to seek integration with other means of publictransport;

• targeting of specific markets e.g. a school transportpolicy; and

• ensuring that development does not sever routes usedby cyclists and pedestrians or unjustly prejudiceaccessibility by walking and cycling.

As collectively part of wider analysis of travel patternsfor a community, these measures could bring about areduction in the use of the car.

T2Local plans shall bring forward proposals thatencourage cycling and walking as a means oftransport by:

A ensuring that all significant new developmentprovides convenient and attractive facilitiesfor pedestrian and cycle access; and

B promoting new and attractive pedestrian andcycle priority routes.

Ayrshire Passenger Rail Network

T R A N S P O R T

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Public TransportThe last ten years has seen a significant organisationalchange in the provision of public transport. Continuedinvestment by Strathclyde Passenger Transport andLocal Authorities in the rail network has seensubstantial increases in rail patronage, but this hasbeen offset by reduced bus patronage. Bus servicederegulation has also led to many changes in theoperating structure. Throughout Ayrshire buses arelikely to remain the main form of public transport forthose without access to a car, with Councils’subsidising non-profitable routes and services forsocial objectives. However, public transport will comeunder increasing pressure if car ownership, alreadyhigher in the countryside than in the town, continuesto grow.

It is considered that an effective and efficient publictransport system will make an important contributionto future prosperity, and the long-term viability of thewider public transport network must be protected atall times. It must also be realised that an integratedtransport system, to which everybody ultimatelyaspires, will take a very long period to develop and it isconsidered imperative that the principles on which itis to be based must be established without delay.

Within the context of a balanced transport strategythere is a requirement to promote measures todevelop an efficient and integrated public transportsystem. This should meet the economic, social andenvironmental needs of the community. Changes atlocal government reorganisation mean thatresponsibility for both the development of strategyand the funding of the transport system currentlyrests with Councils working in tandem with theStrathclyde Passenger Transport Authority and to alimited number of private sector service providers.In this situation it is important that a clear message onfuture service provision, and the parameters for thedevelopment of that service provision, is established.Measures to direct development to existingsettlements will contribute significantly towards afuture land use pattern that is sympathetic to journeysby public transport and steps require to be taken inlocal plans to ensure that priority is given to furtherimprovement to the existing public transportinfrastructure.

T 3The three Ayrshire Councils shall work with theStrathclyde Passenger Transport Authority andother appropriate bodies to improve publictransport by:

A the retention and improvement of rail servicesand commercial bus services;

B the retention and improvement of bus servicesserving rural communities;

C promoting access to areas of job opportunityparticularly from areas of high unemployment;

D the encouragement of interchange betweendifferent types of transport and thedevelopment of innovative information andthrough-ticketing systems;

E encouraging priority to bus services in urbanareas;

F the consideration of further investment in therail network to increase capacity;

G the identification, development and promotionwhere considered feasible of new stations andpark-and-ride facilities; and

H protecting important former rail solums andpotential station sites for possible future use.

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Ports and HarboursPorts and harbours fulfill an important role in theeconomy and this is likely to grow in the future astransport by sea increases. Hunterston, with its deepwater facility capable of accommodating the largestvessels, presents a unique opportunity for thedevelopment of the import and trans-shipment ofgoods in Scotland. This is recognised in governmentpolicy for the area. Hunterston, Ardrossan, Troon, Ayrand Girvan are identified as the main strategic portsoffering opportunities for further growth both interms of trade and development land. Theirintegration into the strategic transport network is ofprime importance. All the ports identified offeropportunities for further growth, and should besafeguarded against inappropriate development.Similarly, port-related development should not beconstrained by the inappropriate use of landimmediately adjacent to the port areas and local plansshould reflect this accordingly. It is important that theisland ferry links both to Arran and Cumbrae areprovided with an appropriate land use developmentcontext.

T6Local plans shall incorporate proposals for:

A the development and promotion of the uniquedeep water port at Hunterston, and thestrategic ports at Ardrossan, Troon, Ayr andGirvan together with their associated landuses and links to the strategic transportnetwork.

B the development and promotion as necessaryof the ferry services from Ardrossan toBrodick and from Largs to Cumbrae.

Freight TransportMuch of the economy of Ayrshire currently relies onan efficient road haulage system for the movement ofgoods. However, road transport can no longer beseen as the only means of transporting freight in thefuture. Major opportunities are beginning to emergeto develop new methods of transportation, includingthe opportunities to integrate road and rail, or tomake transport by rail and by sea more competitive.Irrespective of these changes however, the primarymovement of freight will still be by road transport.It is therefore suggested that a number of workingprinciples be adopted for policy development for themovement of goods and that these should beencompassed in a freight transport strategy forAyrshire.

T4The three Ayrshire Councils, through thedevelopment of a freight transport strategy forAyrshire, shall consider:

A limiting the use of unsatisfactory routes byroad freight transport and directing it to thestrategic network;

B supporting and developing proposals for thetransportation of freight by rail and sea;

C bringing forward proposals to allocate landfor freight transfer facilities, rail sidings andtranshipment depots at convenient andaccessible points on the rail network; and

D the logistics of freight movement as it affectsAyrshire business.

Air FreightGlasgow Prestwick International Airport and thesurrounding area is a major asset for the future of theAyrshire and Scottish economies. This has alreadybeen recognised by Policy W1 and W3. As the primefreight airport in Scotland, particularly as a focus forthe dispatch of goods and materials for Scotland’s oiland electronics industries, and with a large potentialcapacity for the expansion of freight services, theairport is well placed to play a major part in the futureeconomy of the area. There are already close linkswith the Airport’s owners about the development ofairport-related facilities, but this applies equally to themovement of freight to and from the airport.

T5The three Ayrshire Councils shall work with theowners of Glasgow Prestwick International Airportto promote the development of freight movementthrough the airport.

T R A N S P O R T

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The Strategic Road NetworkThe Structure Plan promotes the requirement toreduce travel and seek opportunities to explore theprinciple of increasing the use of non road-basedfreight movement. Because of past trends, however, itwill be sometime before changes can be brought intoeffect, particularly as the best means of achieving thispolicy switch is through the gradual restructuring ofland use in and around settlements through theimplementation of sympathetic planning policies. Inthe interim it is considered important that thestrategic road network is maintained and supportedfor the wider economic benefit of Ayrshire.

T8

The three Ayrshire Councils shall ensure that:

A main traffic flows shall as far as possible bechannelled on to the Strategic Road Networkcomprising:

A76(T) Kilmarnock-Dumfries & Galloway;A77(T) Newton Mearns-Kilmarnock-Ayr-

Stranraer (Trans-European Network);A78(T) Inverclyde to Dutch House

Roundabout;A79 Monktonhill to Prestwick;A737(T) Johnstone By-pass to Kilwinning;A738(T) Kilwinning to Pennyburn Roundabout;A70 Ayr to M74/M6;A71 Irvine to South Lanarkshire (link to

Mossend); and

B roads forming the strategic road network shallbe brought to a basic acceptable standard toattract long distance and commercialmovements away from less suitable roads.

Rail FreightIn the past, transport of goods by rail has been animportant element in the development of the Ayrshireeconomy. Even today Ayrshire is well served by anetwork of routes both electrified and non-electrifiedroutes and both the Glasgow-Ayr-Stranraer and theDumfries-Kilmarnock-Glasgow are classified as aTrans-European Network link. Although languishingfor some time after the Beeching closures in 1967,today there is evidence of a significant shift inmovement of goods to rail. This is particularly evidentin Ayrshire with the bulk handling of coal and timberand the building of transfer points at key locations onthe supply system. If the transportation of goods byrail is to increase, additional interchange facilities willrequire to be provided and current capacityrestrictions on lines both within Ayrshire and SouthWest Scotland will require to be addressed with thesurrounding authorities and other agencies.

T7The three Ayrshire Councils shall work with thesurrounding authorities and supporting agenciesto improve rail freight links to and from Ayrshire.

Ayrshire Strategic Road Network

Ferry crossing

A78A737

A738

A71

A77

A77

A71

A76

A70

A76

A70

M74/M6A79A79

A78

Dumfries

Stranraer/Ireland

Glasgow/Central Scotland

Inverclyde

Glasgow/Glasgow Airport

Lanarkshire

A77

Trans European Road NetworkStrategic Road Network

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As part of the Strategic Roads Review, the ScottishExecutive announced in November 1999 that thefollowing road improvement schemes in Ayrshirewould proceed to construction over the next threeyears:

M77 Fenwick - Malletsheugh; andA78 Ardrossan - Saltcoats Bypass.

The remaining schemes listed in Policy T9 are notincluded within the Scottish Executive roadimprovement programme.

ParkingParking policy is an integral component of widertransport policies. Its regulation and management inthe larger towns is therefore seen as an importantmechanism for wider economic activity. As yet onlyAyr has had substantive analysis of parking supply anddemand but all three Councils are looking at ways tomanage the supply in town centres. In order toensure that parking is managed for the benefit of thewider strategy additional demand management will berequired.

T10The three Ayrshire Councils shall ensure thatdemand for public parking space will be managedby:

A regulating the overall supply with the aim ofencouraging alternatives to the private car;

B giving priority in town centres to short stayparking; and

C ensuring that a balance in parking supplyexists between neighbouring town centres toavoid competitive disadvantage.

Traffic and the EnvironmentWhilst recognising the need to reduce travel as part ofthe achievement of a balanced and integratedtransport strategy, the Ayrshire Councils realise thatthere are still many settlements experiencingunacceptable levels of traffic. This is likely to detractfrom the competitiveness of shopping centres, to be adisincentive for passing traffic to stop and to detractfrom the living and working environment of thesettlements concerned through high levels of noiseand air pollution. Most of these settlements lie astridethe strategic road network where the responsibilityfor funding lies with the Government. Although theAyrshire Councils will continue to explore alternativeways of funding the key strategic links to the east viaA70 and A71, improvements to the rest of thenetwork will require Government action and earlyimplementation will be encouraged.

T9A The three Ayrshire Councils shall encourage

the early construction of the followingScottish Executive Trunk Road Improvement

Schemes:

A76 Mauchline By-passNew Cumnock By-pass

A77 Newton Mearns - KilmarnockUpgradingMaybole By-passAyr/Prestwick Junction Improvements

A78 Three Towns By-pass

A737 Kilwinning By-passDalry By-passThe Den By-pass

Local plans shall safeguard the proposed linesof the routes identified.

B Funding shall be sought for the upgradingand improvement of the A70 and A71 as anintegral part of the Strategic Road Network.

C Working in partnership with the surroundingauthorities and the Scottish Executive, thethree Ayrshire Councils shall explore theoptions for linking Ayrshire more effectivelyto the national motorway system.

G U I D E L I N E S

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This section sets down a general approach to dealingwith development proposals and provides a contextfor identifying future development sites in local plans.Its purpose is, in part, to provide clarity in theguidance given to developers but the policies alsoexpress a locational aspect of the strategy’s attemptto make development more sustainable.

Strategic development guidelines

Settlement Strategy ImplementationThe overall policy objectives of the Joint StructurePlan will be achieved primarily through the threeAyrshire Councils’ development promotion/controlresponsibilities, with new land allocations beingidentified in local plans. The concept of a built-up areaboundary is fundamental to the implementation ofmany of the structure plan policies. Already defined byexisting local plans and currently under review in newlocal plans, the definition of settlement boundarywithin which development is in principle acceptable,and areas of countryside within which, with certainexceptions, development is not acceptable, is a keyelement of planning strategy. The primary purpose ofPolicy G1 is to give priority in providing for newdevelopment within existing settlements, and also togive further support to Policies ADS2 and ADS3.

G1The three Ayrshire Councils shall, in providing fornew development, give priority to the use of landwithin existing settlements. Any proposeddevelopment outwith settlement boundaries shallnot conform to the structure plan except:

A where it specifically accords with other policiesin the structure plan;

B in locations identified in local plans for thatspecific development purpose; and

C where the proposed development meetsappropriate development criteria as definedby the structure and local plan.

Development proposals in settlements notdelineated with a settlement boundary in localplans will be treated as development in thecountryside and Policies G4, G5 or G6 shall apply.

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Development in the CountrysidePolicy ADS6 requires the three Ayrshire Councils toidentify and promote three broad policy areas for thecountryside, viz; a Green Belt at Ayr/Prestwick andTroon, a Rural Protection Area and a RuralDiversification Area, with local plans bringing forwardspecific proposals for their identification, protectionand enhancement. In order to provide a context fordealing with development proposals a series of policiesis identified which seek to address the type ofdevelopment acceptable in each area. As a generalprinciple, policies for the three areas reflect thevarying degrees of development pressure experiencedby their area and its impact, thus Policy G4 for theGreen Belt is most restrictive as here developmentpressure is greatest.

Development pressure is also evident in the RuralProtection Areas. Whilst these pressures are not ofthe same magnitude as the problems associated withthe Green Belt there is a general requirement forgeneral development constraint in these areas, limitingdevelopment in the countryside to that for whichthere is a specific local requirement. In limitingdevelopment, however, due account has to be taken ofthe social, economic and other needs of residentpopulations, both in the smaller settlements and thecountryside. In this regard, whilst there is a generalpresumption against development in the countrysidethere are particular developments associated withfarm diversification and the local economy that areconsidered acceptable in planning terms. This isreflected in Policy G5.

In the southern and eastern parts of rural Ayrshirethere are peripheral communities remote from themain centres. Policies in the current structure planalready provide for a greater level of economicdevelopment and associated housing development inthese areas and this has been seen as an importantfactor in stemming rural depopulation. The JointStructure Plan continues this principle in theperipheral areas with Policy G6 whilst still retaining anoverriding preference for development in thesettlements.

Environmental ImpactThe urban and rural environment of Ayrshire isimportant for both residents and tourists and is animportant factor in the attraction of inwardinvestment and overall economic growth. Throughoutthe plan, policies seek to improve the overall quality ofthe environment and Policy G2 details a list ofenvironmental criteria against which significantdevelopment proposals shall be assessed. Policy G3supports Policy E2 in ensuring that the SensitiveLandscape Areas identified are protected frominappropriate development by giving priorityconsideration to the environment.

G2The three Ayrshire Councils shall actively seekto improve the urban and rural environment ofAyrshire, and, subject to other policies in thestructure plan, shall not be supportive ofdevelopment proposals which have significantadverse effects by means of :

A unacceptable visual damage or intrusion;B unacceptable pollution of air, water or land,

or nuisance by way of smell, noise and light;C unacceptable danger by means of flooding or

erosion;D prejudicing the use and enjoyment of natural

environment and built heritage locations;E the loss of prime quality, or locally important

good quality, agricultural land; andF unacceptable damage to existing species and

habitats.

G3In the Sensitive Landscape Character Areas asdefined on the Key Diagram, development shallnot conform to the structure plan except whereit would:

A protect and maintain, enhance or restore thescenic beauty, natural systems, wildlife andcultural heritage; and

B promote the social and economic well-beingof communities.

G U I D E L I N E S

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G4There shall be an overall presumption against thespread of built-up areas and the encroachment ofdevelopment into the countryside of the Ayr,Prestwick and Troon Green Belt. As aconsequence there shall be a presumptionagainst development proposals unless:

A it can be demonstrated they provideexceptional economic benefit, and have a sitespecific locational need; and

B they specifically accord with other policies inthe structure plan and any other relevantpolicies which may be included in local plans.

G5Development proposals in the Rural ProtectionArea shall normally be limited to the use of landwithin settlements. Outside settlements,development proposals shall conform to thestructure plan only where the development:

A has a demonstrated site specific locationalneed;

B can be justified in terms of social andeconomic benefit to the community;

C contributes to rural land diversification; orD provides for the operational needs of

agriculture and forestry.

G6Development proposals in the Rural DiversificationArea shall normally be limited to the use of landwithin settlements. Outside settlementsdevelopment proposals shall conform to thestructure plan where the development:

A comprises an acceptable form of residentialuse as defined by the local plan;

B provides for sensitive industrial, business,recreational or tourism development with ademonstrated site specific locational need;

C can be justified in terms of social andeconomic benefit to the community;

D contributes to rural land diversification; orE provides for the operational needs of

agriculture and forestry.

Development at the CoastPolicy E4 recognises the importance of the coast tothe economy and reflects latest Government adviceon coastal planning by defining three distinct coastalcharacter types namely: developed, undeveloped andisolated coast. Government advice also indicates thatpolicies should be brought forward to restrictdevelopment on the isolated and undevelopedcoastline, and Policy G7 provides the basis for dealingwith overall development proposals at the coast.

G7The assets and amenity of the coast and coastalwaters shall be protected from harmfuldevelopment. Accordingly:

A proposals that would enhance the developedcoast shall conform to the structure plan;

B proposals on the undeveloped coast shall notconform to the structure plan unless they canbe expected to yield social and economicbenefits sufficient to outweigh any potentialimpact or there are no feasible alternativesites either away from the coast or at thedeveloped coast;

C proposals on the isolated coast shall notconform to the structure plan;

D proposals at the coast shall not conform tothe structure plan where it would bevulnerable to marine flooding, erosion orstorm, or would rely on enhanced seadefences or land reclamation.

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Context for Local PlansThe emerging local plans in Ayrshire will be the mainvehicle by which the structure plan policies areimplemented. Their role in translating strategic policyto site specific action will be fundamental to thesuccess of the strategy. In the same way thatdevelopment proposals will have an immediate impacton the overall quality of development, how a local planallocates land for development is also cruciallyimportant over its plan period for the achievement ofboth quality and sustainability. Policy G8, therefore,draws together the general principles which shouldguide the release of new development land.

G8In allocating land for development, local plansshall seek to ensure that sites:

A maximise the opportunity for local communitybenefit;

B make efficient use of vacant and derelictbrownfield land;

C maximise the use of existing serviceinfrastruucture where sustainable forms ofdevelopment can be achieved;

D avoid the use of prime quality, or locallyimportant good quality agricultural land;

E avoid increases in, and if possible reduce, theneed to travel particularly by private car;

F are well-related to public transport routes;G avoid the loss of existing recreational and

amenity open space;H conserve all natural environment and built

heritage locations;I respect the landscape character of an area;J are not located where there is a significant

risk from flooding, tidal inundation, coastalerosion or ground instability; and

K do not have an adverse effect on land, air andwater quality.

I M P L E M E N T A T I O N

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PartnershipThe implementation of the plan will depend upon theactions of many different bodies and agencies both publicand private. The structure plan provides the commonframework against which both private companies,agencies and the individual councils in Ayrshire are likelyto prepare their individual resource programmes.However, as it is not a resource document of itself,approval of the proposals contained in the plan does notguarantee their implementation, or that funds willautomatically be available. The realisation of the plan willtherefore depend, not just on decisions taken by theplanning authorities, but by a host of organisations andindividuals.

In the preparation of the plan there has been extensiveconsultation with many agencies which provide servicesto Ayrshire and which are both directly and indirectlyassociated with the planning process. Promotional andpolicy documents from these agencies have provided thebasis for much of the background evidence for the JointStructure Plan. These include such publications asEnterprise Ayrshire’s Business Plan, Ayrshire and ArranHealth Board Strategic Documents, Scottish HomesStrategic Plan, Ayrshire and Arran Tourist Board StrategyDocument and the Corporate Policy documents of thethree Ayrshire Councils.

ImplementationA Structure Plan is required to take account of theresources likely to be available for carrying out theproposed policies and proposals it contains. The plantherefore requires both to make best use of existingresources and to be realistic about future prospects. Inaddition, there has be a certain robustness of theproposals to stand up to variations in the pace ofeconomic change. The three Ayrshire Councils feelconfident that the Government’s wish to move towards amore sustainable development framework is achievable inAyrshire, without any compromise in economicprospects. The health of the economy must be thedriving force of the plan given the projected futurepatterns of Gross Domestic Product (GDP), householdforecasts and unemployment trends. Without a healthyeconomy it is unlikely that any wider environmental andcommunity benefits can be achieved.

With the publication of the first Ayrshire Joint StructurePlan the opportunity will be taken to explore and expandthe relationship between structure and local plans. Theneed to produce a strategic document for Ayrshire asquickly as possible after local government reorganisationhas meant that in some instances further work will berequired to develop concepts or to explore subjects notable to be fully considered in the limited plan periodallocated for that purpose. All efforts have been made to

ensure that the structure plan is flexible, capable ofchange in response to changing circumstance and alive tonew concerns as they emerge.

Predicting with accuracy the pace of development or theadequacy of resources to achieve the full implementationof the plan is difficult in the current economic climate.The plan therefore does not attempt to be specific aboutthe timing of the policies and proposals it contains.Generally, however, the policies in the AyrshireDevelopment Strategy are considered to be both realisticand adequate for the guidance of new development in thenext two decades, whilst proposals for industrial land andresidential development should all be achievable by 2010with current levels of resources. The environmentalpolicies are immediately achievable under currentlegislation. The Ayrshire Joint Structure Plan Committee,when preparing the first alteration to the Structure Plan,will consider whether the following topics raise issues ofstrategic significance for inclusion in the plan:a. infrastructure (including telecommunications)b. service areas for motorways and trunk roadsc. sport and recreationd. flooding.

Monitoring and ReviewIf structure plans are to be truly successful they must beable to respond to changing circumstance. This requiresthem to be monitored on a regular basis to reflectchanges to such aspects as the wider policy environment,development pressure and political priorities. There are anumber of topic areas where information is required on aregular basis in order to fulfill certain statutoryobligations, e.g. information is required annually on privatesector housebuilding rates in order to comply withgovernment advice on the maintenance of an adequatesupply of housing land. Scottish Ministers also require anannual submission on amounts of vacant land and its take-up during the previous year.

Because of the severe unemployment situation inAyrshire, the Ayrshire Economic Information Groupcollects information on the labour market in Ayrshire onan annual basis. In addition all three Councils work withthe Joint Structure Plan Committee to produce an annualreview of industrial land take-up. Scottish Executiveadvice is that Councils may find it beneficial to prepare abrief annual or biennial monitoring statement andcirculate this document to all parties involved in thestructure plan process. The three Ayrshire Councilsconcur with this view. A monitoring process is alreadyestablished on an annual basis for housing, industrial andvacant land together with labour market statistics. Thesewill be made available as necessary. In general, however,the Ayrshire Joint Structure Plan Committee will preparea monitoring statement on a two yearly review cycle.

Implementation,monitoring and review

GLOSSARYThis Glossary defines some of the terms used in the text of theWritten Statement. For convenience they are broadly in the orderthey appear within the various chapters.

CONTEXT FOR THE PLAN

Ayrshire Economic ForumA body to promote the economic interests of Ayrshire comprisingof the Local Authorities, Enterprise Ayrshire, STUC and theAyrshire Chamber of Commerce and Industry.

Development PlanA Structure or Local Plan. On its approval by the Secretary ofState the Ayrshire Joint Structure Plan will become part of theDevelopment Plan for Ayrshire and will replace the 1995Strathclyde Structure Plan .

Structure PlanThe strategic policy framework for the development and the useof land. Prepared by Local Authorities for submission to theSecretary of State, who may modify the plan after publicconsultation.

Local PlanSite specific development guidelines prepared by local authoritiesas the basis for development control. Local Plans must conformgenerally to the Structure Plan.

AYRSHIRE DEVELOPMENT STRATEGY

Ayrshire Development StrategyThe broad direction and approach within which the future physicaldevelopment of Ayrshire should take place.

Green BeltAn area of countryside where strict planning controls apply inorder to:

• control the growth of built-up areas and complement theprocess of urban renewal;

• prevent neighbouring towns from merging;• preserve the character of towns including their landscape

setting;• protect agricultural land from development and create stability

for its productive use;• preserve landscape character and provide the necessary

stability for its enhancement; and• provide for the enjoyment of the countryside.

In Ayrshire the Green belt has an additional role to protect theland around Glasgow Prestwick International Airport.

Sustainable DevelopmentDevelopment which can be shown to improve the quality of lifewhilst conserving the environment for future generations.

Social InclusionA process to enable all members of society to participate equallyin all aspects of life.

Environmental ImpactThe effect of a development proposal on people, buildings andinfrastructure, natural resources and wildlife, in terms of health,safety and amenity.

Environmental Assessment (EA)A process by which information about the environmental effects ofa project are collated.

Strategic Environmental AppraisalWithin the context of the Structure plan this is;

• an explicit, systematic and iterative assessment of policies andproposals to evaluate their individual and cumulative impacton the environment;

• an integral part of the plan making and review process, whichallows the evaluation of alternatives;

• a quantifiable baseline of environmental quality.

WORKING IN AYRSHIRE

Available and Marketable Industrial LandIndustrial land which will be or could be made available forindustrial development within 5 years and which meets thecriteria outlined in Annex 1 of NPPG2 - Business and Industry.

Airport and aircraft related facilitiesDevelopment directly related to the functional and operationalneeds of the airport or aircraft.

Electronic accessibilityThe combination of computer and information technology, whichhas freed the relationship between the employee and hisworkplace.

Sustainable TourismThe concept of sustainable tourism emphasises the need to useand develop tourist resources in a way which allows enjoymentwhile, at the same time, ensuring these resources will be preservedfor use by future generations.

Green TourismPromoting the tourism product in a way that is in harmony withthe environment.

LIVING IN AYRSHIRE

Household ProjectionsThe Scottish Executive produce on a bi-annual basis householdprojections. The projections are not forecasts but give anindication of possible future numbers of households if trendsobserved in the past continue. The calculation of projectedhousehold numbers involves two main sources of information;

• Historic information from previous Censuses of Population toidentify trends in the formation of households within thepopulation. (These trends have in the past shown a growth inone person households).

• Population projections produced by the General RegisterOffice for Scotland, the most recent being those with a baseyear of 1996.

Housing Market AreaA relatively self-contained area within which the supply anddemand for housing is assessed.

Existing stock of HousingFor planning purposes there is a need to make a distinctionbetween the total stock of housing and the effective, that is, usabledwellings. Adjustments to the housing stock total take account ofvacancies, that is uninhabitable housing stock which is awaitingdemolition or modernisation, and second homes or holidayaccommodation. Other frictional turnover including renteddwellings being re-let, newly built dwellings awaiting occupationand owner-occupied housing awaiting a new owner is alsoconsidered as is the cumulative loss as a consequence ofdemolitions within the existing stock over time.

Effective housing land supplyThat part of the housing land supply that is free of availability,physical, infrastructure and marketable constraints.

Affordable Housing and Special Needs HousingA segment of the housing market where a proportion of thehousing is targeted or reserved for those people who requirespecial housing requirements and/or who are unable to competein the existing market for housing. It covers a spectrum ofproviders and tenures including housing association, joint ventures,public sector and owner occupation.

Greenfield SiteLand outwith the urban area, in use, or generally capable of beingbrought into active or beneficial use for agricultural (includingforestry) purposes.

Town CentreGenerally areas within towns which are the focus of commercialand retail activity and which fulfil a function as a focus for both thecommunity and public transport.

Edge of CentreA location within easy walking distance of the town centre, andusually adjacent to the town centre, and providing parking facilitiesthat serve the centre as well as the store, thus enabling one trip toserve several purposes.

Out-of-CentreDescribes a site outwith a recognised town centre.

Sequential TestA process for the assessment of development options. This meansthat where there is a choice, there is a presumption in favour, ofthe reuse of previously developed brownfield locations as opposedto greenfield locations, to a protection of the more valuable,natural environments and within the context of retail development,to the use of town centre and edge of centre sites before otherlocations are considered.

Retail WarehouseA single storey retail unit generally over 1000 square metresselling non-food household goods such as carpets, DIY, electricaland furniture.

Retail Warehouse ParkA group of three or more retail warehouses, selling non - foodgoods, with a shared car park.

Bulky GoodsGoods, generally sold from retail warehouses, and of a size thatthey would normally be taken away by car and not be manageableby customers travelling by foot, cycle or bus (flatpack), or thatlarge, flat areas would be required to display them, for example,furniture in room sets.

Vitality and Viability of Town CentresVitality is a reflection of how busy a centre is in different parts andat different times. Viability is a measure of its capacity to attractongoing investment, for maintenance, improvement and adaptationto changing needs.

AYRSHIRE’S ENVIRONMENT

Landscape CharacterThe combination of the scenic, visual, physical and humandimensions of an area, and its historical and cultural associations,perceived and experienced by people as an entity.

Indicative Forest StrategiesA strategy prepared, and incorporated within a Structure Plan,which seeks to accommodate future forest planting in anenvironmentally acceptable way.

Developed, Undeveloped and Isolated CoastTerminology used for the categorisation of the coastline ofScotland. Intended to serve as a planning policy framework for theassessment of development and the protection of the coastalresource.

“Paths for All” PartnershipInitiative co-ordinated by Scottish Natural Heritage to improvelocal access for walkers, rides and cyclists.

BiodiversityThe total range of the variety of life forms on earth or any givenpart of it, the ecological roles they perform, and the geneticdiversity they contain.

Local Biodiversity Action PlanA framework for conserving biodiversity including detailedprogrammes of action for individual species and habitat.

Natura 2000A network of marine and terrestrial areas designed to conservenatural habitats and species of plants and animals that are rare,endangered or vulnerable in the European Community.

Special Protection Area (SPA)Designated areas to comply with the ‘EC Directive on theConservation of Wild Birds’ - (79/409/EEC). Ailsa Craig iscurrently the only designated SPA in Ayrshire. Together with SAC’s(see below), SPA’s form a network of European Sites known asNatura 2000.

Special Area of Conservation (SAC)Designated areas to comply with the EEC Directive on theConservation of Natural Habitats and of Wild Fauna and FloraDirective (92/43/EEC). Member states are required to identifysites for designation and establish measures necessary forconservation. Together with SPA’s, SAC’s form a network ofEuropean sites known as Natura 2000.

Habitat DirectiveEC Directive (92/43/EEC) on the Conservation of NaturalHabitats and of Wild Fauna and Flora. Implementation of thisdirective into British legislation is through the Conservation(National Habitats, and etc.) Regulations 1994.

Site of Special Scientific InterestSSSI’s are designated by Scottish Natural Heritage under theprovisions of the Wildlife and Countryside Act 1991 and arerepresentative or contain the best examples of particular species,habitats, geology or geomorphology. The special interest of thesites are the subject of specific guidelines to protect the interest ofthe site from damage or deterioration.

National Nature ReserveSite of national nature conservation importance, managed orowned by Scottish Natural Heritage and established under theNatural Parks and Access to the Countryside Act 1949 andWildlife and Countryside Act 1981. Ayrshire has one NationalNature Reserve on Arran.

HabitatThe natural environment for flora and fauna.

Renewable EnergyA term to cover energy flows that occur naturally and repeatedlyin the environment for example from the sun, the wind, the oceansor the fall of water. Heat from the earth (geothermal energy),combustible or digestible industrial, agricultural and domesticwaste materials as well as the use of plant material (energy crops)are also considered to be other important sources of renewableenergy.

Scottish Renewable Obligations (SRO)An obligation which requires the electricity suppliers to obtainmore electricity from renewable sources than at present. Thisobligation is implemented through a series of Renewables Ordersmade under the Electricity Act 1989.

Bio-massBio-mass energy can be derived in two main ways, from the wastematerial resulting from forest management or by the growing ofspecialised fuel crops.

Wind farmAn installation which comprises of more than 2 turbines.

Waste ManagementIncludes the handling, treating and disposal of waste includingrecycling and reuse of materials, and the handling of liquid andsolid by-products of water and sewerage treatment.

Landfill SiteThe deposit of waste onto and into land in such a way thatpollution or harm to the environment is prevented and throughrestoration, to provide land which may be used for anotherpurpose.

Listed Buildings of Architectural and Historic InterestThe Planning (Listed Buildings and Conservation Areas) Act 1997requires the compilation of a list of buildings of specialarchitectural or historic interest. This list is divided into threecategories A, B, or C. The purpose of listing is to ensure that abuilding’s special architectural and/or historic interest is fullyrecognised and that any demolition, alteration or repair that wouldaffect its character is brought under statutory control.

Conservation AreasAreas of special architectural or historic interest, the character ofwhich it is desirable to preserve or enhance.

Historic Gardens and Designed LandscapesAreas of significant parkland and woodland, generally centred on ahouse or castle, which have been laid out for artistic effect, anumber of which are identified in the Scottish Inventory ofGardens and Designed landscapes.

Archaeological locationKnown sites and areas of potential archaeological interest.

TRANSPORT

Local Transport StrategiesA comprehensive document prepared with an input from all localauthority departments setting out the authority’s plans andpriorities for the development of an integrated transport policywithin it’s area. With a formal life span of three years, the localpriorities set out in the document should be consistent with theGovernments overall sustainable development objectives.

Strategic Road NetworkThis includes trunk roads and other important main roads ofregional significance.

Trans-European Network (TEN)A network of interconnecting strategic routes/hubs (road, rail andair) across Europe.

STRATEGIC DEVELOPMENT GUIDELINES

Agricultural LandLand capable of supporting an agricultural or forest crop.

Prime land: That is land defined by the Macaulay Land UseResearch Institute as grades 1, 2 and 3.1Locally important albeit poorer grade agricultural land: Goodquality urban fringe land (3.2), in-bye land, dairying land, andsensitive hill grazing land as defined by SOAEFD.

Cultural HeritageThe elements of the built and natural environment that togethercombine to create a sense of place for an individual. Examples ofcultural heritage would include historic buildings, sites ofarchaeological value, conservation areas and other historicfeatures.

Natural SystemsThe interdependent elements of the natural world that supportand sustain life.

Further copies of the Ayrshire Joint Structure Planand associated Technical Working Notesare available fromAyrshire Joint Structure Plan Committee15 Links RoadPrestwick KA91QGTel. 01292 476716Fax. 01292 671455e-mail AJSPmail@south-ayrshire.gov.ukWebsite: www.ayrshire-plan.gov.uk The Ayrshire Joint Structure Plan Committee is a jointly funded partnership between East Ayrshire Council, North Ayrshire Council and South Ayrshire Council

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I I I I I

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4503085

North Ayrshire

2101640East

Ayrshire

8601650

South Ayrshire

IRVINE

AYR

KILMARNOCKKILMARNOCK

A Y R S H I R E J O I N T S T R U C T U R E P L A N T H E K E Y D I A G R A M

I I I I I I I I I I I

I I I I I I

Primary Centres

Regeneration Areas

Greenbelt

Rural Protection Area

Rural Diversification Area

Strategic Industrial Site

Strategic Industrial Search Areas

Glasgow Prestwick International Airport

Housing Provision

Sensitive Landscape Areas

National Scenic Area

Coastal Classification

Developed

Undeveloped

Isolated

Natura 2000 Sites

Opencast Coal preferred areas of search

Important Archaeological Areas

Port

Trans European Network Rail

Trans European Network Road

Strategic Transport Rail

Strategic Road Network

Trunk Road Improvements

4503085

North Ayrshire

Housing Shortfall 1998 - 2005Possible Housing Requirement 2005 - 2010

ADS2

ADS4

ADS6/G4

ADS6/G5

ADS6/G6

W1

W2

W3

L3L4

E2/G3

E2/G3

E4/G7

E7

E14

E21

T6

T3/T7

T8

T3/T7

T8

T9

POLICYKEY

AYRSHIRE JOINT STRUCTURE PLANPUBLISHED DOCUMENTS

ISSUES AND OPPORTUNITIES REPORT 1996

Context Reports 1996Working in AyrshireLiving in Ayrshire Ayrshire’s EnvironmentAccessibility and MobilityHousing Land Audit

AYRSHIRE JOINT STRUCTURE PLAN: CONSULTATION DRAFT 1998

Report of Survey: Technical Working Notes 1999National Planning Policy Guidance for Structure PlansThe European Context Sustainable DevelopmentAyrshire Settlement AssessmentDeprivation and Poor Health within AyrshireStrategic Industrial Land Industrial Land Supply, April 1998Labour Market and Skills Trends in AyrshireTourism in AyrshireStrategic Assessment of Housing Land RequirementsStrategic Assessment of Housing Market Areas within AyrshireHousing Land Supply March 1998 (East, North and South Ayrshire)Retail Capacity AssessmentTown Centre Capacity StudyRetail Warehouse FloorspaceLandscape Character AssessmentEnvironmental Data AuditLocal Biodiversity Action PlansNatura 2000 and the EU Habitats and Birds DirectivesU.K. Environmental Policy TransportStrategic Environmental AppraisalLandscape Sensitivity Analysis

AYRSHIRE JOINT STRUCTURE PLAN 1999.

C O U N C I L

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I I I I I

I I I

4503085

North Ayrshire

2101640East

Ayrshire

8601650

South Ayrshire

IRVINE

AYR

KILMARNOCKKILMARNOCK

A Y R S H I R E J O I N T S T R U C T U R E P L A N T H E K E Y D I A G R A M

I I I I I I I I I I I

I I I I I I

Primary Centres

Regeneration Areas

Greenbelt

Rural Protection Area

Rural Diversification Area

Strategic Industrial Site

Strategic Industrial Search Areas

Glasgow Prestwick International Airport

Housing Provision

Sensitive Landscape Areas

National Scenic Area

Coastal Classification

Developed

Undeveloped

Isolated

Natura 2000 Sites

Opencast Coal preferred areas of search

Important Archaeological Areas

Port

Trans European Network Rail

Trans European Network Road

Strategic Transport Rail

Strategic Road Network

Trunk Road Improvements

4503085

North Ayrshire

Housing Shortfall 1998 - 2005Possible Housing Requirement 2005 - 2010

ADS2

ADS4

ADS6/G4

ADS6/G5

ADS6/G6

W1

W2

W3

L3L4

E2/G3

E2/G3

E4/G7

E7

E14

E21

T6

T3/T7

T8

T3/T7

T8

T9

POLICYKEY

AYRSHIRE JOINT STRUCTURE PLANPUBLISHED DOCUMENTS

ISSUES AND OPPORTUNITIES REPORT 1996

Context Reports 1996Working in AyrshireLiving in Ayrshire Ayrshire’s EnvironmentAccessibility and MobilityHousing Land Audit

AYRSHIRE JOINT STRUCTURE PLAN: CONSULTATION DRAFT 1998

Report of Survey: Technical Working Notes 1999National Planning Policy Guidance for Structure PlansThe European Context Sustainable DevelopmentAyrshire Settlement AssessmentDeprivation and Poor Health within AyrshireStrategic Industrial Land Industrial Land Supply, April 1998Labour Market and Skills Trends in AyrshireTourism in AyrshireStrategic Assessment of Housing Land RequirementsStrategic Assessment of Housing Market Areas within AyrshireHousing Land Supply March 1998 (East, North and South Ayrshire)Retail Capacity AssessmentTown Centre Capacity StudyRetail Warehouse FloorspaceLandscape Character AssessmentEnvironmental Data AuditLocal Biodiversity Action PlansNatura 2000 and the EU Habitats and Birds DirectivesU.K. Environmental Policy TransportStrategic Environmental AppraisalLandscape Sensitivity Analysis

AYRSHIRE JOINT STRUCTURE PLAN 1999.