South Ayrshire Local Plan

Conservation Areas

South Ayrshire has a number of areas that, due to their architectural or historic merit, are considered worthy of preservation and enhancement for future generations continued enjoyment. These areas are afforded protection through designation as conservation areas by the Council. A total of 19 such areas are currently designated, 5 of which are deemed to be of outstanding status by the Scottish Government. Additional influence on development is afforded in these areas through the use of Article 4 directions that enable the Council to guide development in respect of works that would not normally require planning permission

Conservation Areas Designated (as at May 2002):

Conservation Areas Designated (as at May 2002):
Alloway Burns Monument*		Kirkmichael
Ayr I (Central)*		Colmonell	Kirkoswald
Ayr II		Crosshill	Maybole*
Ballantrae I		Dundonald	Monkton
Ballantrae II		Dunure*	St. Quivox
Barr	Girvan	Straiton*	Symington
*Denotes Outstanding Status

POLICY BE3

All new development within, or affecting the setting of a conservation area shall be required to preserve or enhance its character or appearance.

POLICY BE4

The Council will actively encourage and, where resources permit, implement upgrading and enhancement programmes for conservation areas.

NOTE
The Council will undertake a study to identify and prioritise areas for future potential enhancement programmes.

POLICY BE5

To ensure a consistent high standard of development within conservation areas, proposals will be considered in terms of compliance with the design criteria of panel 1 of policy BE1 and the following design panel 2.

NOTE
PANEL 1 and 2 are considered to form an integral part of POLICY BE5.

DESIGN PANEL TWO

Criteria for Development in Conservation Areas

General

Applications for development within conservation areas will be expected to include detailed plans, sections and elevations of the existing building(s) and any proposed alterations. Details of materials proposed for use, external finishing materials, landscaping, (where appropriate) and the relationship of the proposed development within the overall townscape will also be expected.

Redevelopment

Where it has been demonstrated to the satisfaction of the Council that a listed building or building within a conservation area cannot be retained, preference will be given to proposals which retain building frontages which are important to the townscape over demolition and redevelopment proposals.
The demolition of listed buildings, or buildings considered to be important within conservation areas will normally only be approved where acceptable re-development proposals are submitted and approved concurrently. Short term landscaping or appropriate screening of such sites may also be required.

Townscape Features

In addition to the general guidance of design for new development in Panel One, proposals for new development in conservation areas should also, where practical, incorporate local townscape characteristics, for example pedestrian or vehicle pends, surfaced by whin setts stone or blockwork

Building Materials

Within conservation areas, building materials used will be expected to comprise natural stone, wet dash harling or lime washed smooth render. Windows and doors will be required to be proportioned sympathetically to adjacent properties, and roofs will be required to be finished in natural slate or acceptable slate substitute.

Views and Vistas

Development proposals should have due regard to their wider impact in terms of their visibility from distant points and the preservation of important landmarks, views and vistas from and through the development site.

Alterations and Extensions

Proposed alterations or extensions to buildings should utilise similar materials as used in the original structure, and be sympathetic to the design features, character and proportions of the original property. The original building will normally be expected to remain the dominant feature when viewed from its main frontage(s). Important features (e.g. string courses) should not be removed or obscured - especially where the property forms an element of a terrace or coherent group of buildings.

Repairs

Repairs to property within conservation areas should utilise the same materials as those which require repair wherever they remain available. Proposals to replace previous work which used non-traditional methods or materials, and restore original features will be favourably viewed.

Dormer Windows

The design of dormer extensions should complement the existing property and neither change its character nor alter the original profile. They should be kept as small as possible, set away from gables, hips, and below the roof ridge. They should have a traditional appearance, normally with hipped or gabled roof. Windows should reflect the style and proportion of existing windows and be positioned so as to form a definite relationship with the main facade of the building. It is the preference of the Council that dormers should generally be restricted to rear or secondary frontages. Additional detailed guidance is given in the Council’s Dormer Window Policy Guide.

Stone Cleaning

Stone cleaning of listed buildings and all buildings within conservation areas requires the approval of the Council. The stone cleaning of listed buildings will be encouraged only where the proposed method is proven not to be detrimental to stone finish or detailing. The stone cleaning of individual properties within a terrace or listed group of premises will only be encouraged where the group is to be cleaned in one phase, and by the same method (approved by the Council).

Painting Buildings

Generally, unpainted stone frontages should remain unpainted, unless it is proven that the property was painted originally and forms an element of a terrace or group of painted buildings.
The repainting of frontages should utilise traditional, muted colour schemes with strong colours used sparingly. Window and door mouldings or other features may be emphasised with different colour tones where appropriate. Window and door frames, mullions and transoms should normally be painted white.

Retail/Commercial Buildings

Original retail and commercial frontages and features are now rare. Those remaining will be protected from insensitive alteration. Proposals which seek to restore or replicate such features will be supported.

The design of the frontages of shops, offices, restaurants etc., should be based on a carefully considered composition of traditional elements at ground floor level, i.e. fascia, shop window, door stallrisers, pillasters and advertising signs. The proportions of any shopfront and fascia should complement the balance of the complete frontage and it is insufficient to consider the design of the individual shopfront in isolation from the frontage as a whole.

Additional, detailed guidance is available in the Council’s guidelines for shopfronts, signage, sunshades and canopies in conservation areas.

As part of the ongoing review of the built environment, a number of areas, not already afforded the recognition and protection of conservation area status, but which may merit such designation – have been identified. These areas and reasons for identification comprise:

Troon: The commercial development of Troon in the 1800’s has given South Ayrshire some of its most impressive and well preserved examples of nineteenth century properties, arranged within a planned settlement structure of a grid/block road pattern.

Southwoods: A unique area within South Ayrshire which contains fine examples of substantial residential properties dated from the early 1900’s, located within a mature woodland setting.

Barrhill: A small, linear village which has retained its traditional streetscape and surrounding agricultural landscape.

Tarbolton: The historic core of the village, centred on the ‘A’ listed Parish Church and Burns Bachelor Club has strong historical connections with Robert Burns.

In addition to new conservation areas, the boundaries of existing conservation areas have been reviewed to ensure that they remain appropriate.

PROPOSAL 2

The Council will examine the merits of, and consider designating or altering conservation areas at Troon, Southwoods, Barrhill, Tarbolton, Ayr (Ayr I and Ayr II), Maybole and Crosshill where appropriate.

NOTE
The extent of areas to be considered are identified on the Proposals Map.

Within Conservation Areas, additional powers are granted to the Council which allow greater control over the demolition of buildings which are not listed, as well as those which are already protected by being of listed status. However, minor works and alterations to unlisted properties may, in time, erode the overall architectural quality of the conservation area. Article 4 Directions (which require the approval of the Scottish Ministers) enable the Council to regulate development which would not otherwise require planning permission.

The conservation area boundaries and use of Article 4 directions will be regularly reviewed to ensure their integrity and effectiveness, and where resources permit, enhancement programmes for the areas will be implemented or encouraged.