South Ayrshire Local Plan

Heathfield Strategy

Background information

The Heathfield area of Ayr/Prestwick acts as a main arterial route into Ayr and represents the foremost opportunity for significant economic development in South Ayrshire. As a consequence of the development opportunities available, the access to the A77 Trunk Road and proximity to the centre of Ayr, the area has been the subject of intense development pressure for a wide range of high value land uses, including retail, commercial leisure and housing.

Requirement for a Strategy

The Local Plan aims to effectively manage and co-ordinate development in the area to ensure that an appropriate mix of uses are provided which complements the functions of Ayr and Prestwick town centres. Given the complex land uses, opportunities and constraints in the area, it is considered that this Strategy, ancillary to the local plan, will provide a framework capable of providing more detailed guidance of the preferred development of the area which will complement and strengthen the South Ayrshire economy.

Potential Development Constraints

Any development within the Heathfield area is subject to two significant potential restrictions. These concern the operational safety of Glasgow Prestwick International Airport (GPIA), which specifically affects the north-eastern area of Heathfield and also the capacity of the roads infrastructure at the junction of Heathfield Road and the A77 Whitletts Roundabout. Any development in the vicinity of the roundabout that would significantly increase traffic movements to or from the roundabout is likely to result in increased delays and congestion both at, and in the vicinity of, this strategic roundabout.

Whilst South Ayrshire Council is responsible for ensuring the free flow, and safety of traffic using all non-trunk roads, the responsibilities for Trunk Roads (including the Whitletts roundabout) rests with the Scottish Government. As at May 2002 there is no capital programme for the substantial improvement of this junction such that it could accommodate the expected level of new development at Heathfield. Some minor works are intended which will assist in easing current problems but these will not remove the constraining nature of this junction on development proposals and aspirations at Heathfield in the short to medium term.

As of May 2002 the view of the Scottish Government in respect of significant development proposals at Heathfield, was that any developer would be expected to fully fund the upgrading of the roundabout and/or improvements to the adjacent road infrastructure to mitigate the traffic impact on the junction resulting from such proposed development.

In terms of the operational activities of the airport, and in particular the second runway, there is a need for all relevant parties to appreciate the safety implications of possible further development to the south of, and in close proximity to, the runway. This is especially relevant within the airport public safety zone as designated by the Department of the Environment, Transport and the Regions, where it would be inappropriate to identify the land for any use which would result in a significant increase in the number of people in the locality at any given time. The extent of the public safety zone is shown on the Proposals Map.

It is clearly evident that there are therefore two over-riding considerations for development within the Heathfield area which are essentially outwith the direct control or influence of the Council, and which may have a significant bearing on the development of Heathfield as a whole.

Local Plan Policy Direction

Whilst the opportunities and constraints of the Heathfield area are unique, the Heathfield Land Use Strategy must not be viewed in isolation from the principles, aims and objectives of the Local Plan. This Local Plan framework contains the following relevant items:

Industry/Business

	Retention and promotion of marketable industrial land.
	Major office development directed to town centre or business areas in preference to edge of centre or out of centre locations.

Retail/Leisure

Major retail/leisure development directed to town centre locations in preference to edge of centre or out of centre locations.

Transport/Infrastructure

	Ensure land uses generating high density travel demands are located where high quality public transport services will be available.
	Ensure development does not create an unacceptable increase in road traffic, or overburden the existing road network.

Built Environment

Protect and improve the character, appearance and general amenity of towns by seeking a high standard of design for new developments and associated landscaping.

General Land Use Considerations

Transport - Roads/Rail
Transport infrastructure and access to Heathfield is potentially excellent, being situated adjacent to the A77 Glasgow/Stranraer Trunk Road. However, peak time congestion at the access junction to the A77 is a cause for concern.

It is considered that the poor availability of public transport serving Heathfield may be a contributing factor to the levels of congestion. As a consequence, development involving high traffic generation will require to address deficiencies in public transport provisions.

Whilst the promotion of rail halt facilities within Heathfield is considered as desirable, its location should take cognisance of ensuring ease of access to the halt by pedestrians, and also the potential the area offers for a 'park and ride' facility which may contribute to the effective management of town centre traffic

Transport - Air
The Council will not permit development within the public safety zone which significantly increases the number of people in that zone at any given time. In areas adjacent to the designated public safety zone the Council will consider public safety as a material consideration in the determination of planning applications. Additional consideration may be required in the wider locality with regard to potential height restrictions imposed by the Civil Aviation Authority in terms of the operational safety of GPIA.

Townscape
Heathfield is essentially a gateway into the urban areas of Ayr and Prestwick. As such, the design of new buildings, materials used and the treatment of landscape will be of importance in terms of the encouragement of continued investment and as a statement for the urban quality of the area as a whole. Whilst the existing buildings and townscape are not of a high quality, that is not a reason to ignore the need for positive guidance for new development in terms of its design and landscape treatment.

This is particularly so when having regard to the extent of available development opportunity sites, both on vacant land, and sites which would require the redevelopment, or the upgrading of outworn premises.

Therefore, in examining proposals for further development at Heathfield the following provisions will apply.

1.	A defined building line, set back 25 metres from Heathfield Road is considered to be desirable to establish a definite townscape feature.
2.	Land to the front of the building line should be comprehensively planted (including hardwood/standard trees) in order to create a high quality environment, and to form a distinctive visual and physical link between the countryside and the heart of the urban area. Significant landscaped areas, tree planting and screen planting should also be incorporated into development proposals.
3.	Buildings and soft landscaping should form the dominant features of the townscape. Car parking provided to meet the Council's guidelines should primarily be located to the rear of the buildings. Servicing of the buildings should also be to the rear.
4.	Servicing, car parking and highway arrangements should seek to minimise vehicular and pedestrian conflict with a well integrated network of pedestrian routes through the area and connecting to the wider locality and public transport connection points.
5.	Buildings should present their main facade to Heathfield Road where located adjacent to Heathfield Road. Secondary facades should also be presented to minor/access roads where visible. Buildings with frontages only onto minor roads should present their main frontage to that road.
6.	Building heights should not exceed two storey adjacent to Heathfield Road or East Road. Elsewhere, building height should not be greater than three storeys except for specific operational requirements.
7.	Where buildings are to be clad, this should not predominantly be of aluminium or other pre-formed sheeting. Acceptable alternatives include glass, stone (real or re-constituted) brick, wet or dry dash render. A combination of such materials may be acceptable, especially when used to highlight specific architectural features.
8.	Building design will be expected to respect the high profile, high visibility of Heathfield and its importance in making a positive statement for the quality of the Ayr/Prestwick townscape as a whole.

Industrial Land

In considering the land use strategy for Heathfield, a detailed evaluation of the provision of marketable industrial land has been undertaken. Much of South Ayrshire's marketable industrial land has historically been located within the Heathfield Area and consequently it is a readily identifiable focal point for industrial activity. Notwithstanding this the evaluation indicates that South Ayrshire has an identified shortage of marketable industrial land.

It may be suggested that the past rate of industrial development at Heathfield has been slow due to a lack of demand at this location. However, it is argued that development may have been stemmed by an assumption that the land might be regarded by the Council as being suitable for other, higher value uses in the future - especially with regard to the retail sector. The retention of land at Heathfield for the attraction of industrial development is however, considered to be justified in terms of ensuring that the overall availability of such land does not fall below anticipated demand, and to re-affirm the Council's commitment to the appropriateness of Heathfield for such activity.

In order to ensure the validity of this position, a more detailed analysis of the industrial potential of Heathfield has been undertaken. This re-appraisal has identified an opportunity to consolidate land provision, which may result in some limited de-zoning in peripheral locations. However, an area has been designated to the north of Heathfield, providing land to meet an anticipated shortage of high quality industrial sites.

It is important to recognise that industry is a general term, which is sub-divided into different types of activity. Additional guidance on the locational preference for these different activities are detailed within this Plan's Industrial and Employment Strategy.

Retail and Leisure

The high profile nature of the area, and its accessibility by private car has lead to considerable interest from prospective leisure and retail developers.

Retail
The existing Heathfield retail park was identified for development through the planning process to meet a previous shortfall in retail provision within South Ayrshire. One further retail store (food sales) is anticipated to be developed adjacent to the existing retail park.

Government policy guidance confirms priorities for any further provision to be directed to town centre, or edge of centre, in preference to out of centre locations. Furthermore, the Heathfield area is currently poorly served by public transport. For these reasons, the Council considers it unlikely that further general retail proposals for the Heathfield area could be justified. However, and within the context of the Local Plan's retail policies, proposals that integrate with the existing retail park will be given preference to other locations in Heathfield, should circumstances arise to allow the favourable consideration of such proposals .

Leisure
Heathfield has been identified by potential developers as a location for major leisure related activities, including for example, cinemas or bingo halls. However in addition to the concern with regard to a potential loss of marketable industrial land, Heathfield is considered by the Council to be relatively remote from the town centre, both in physical and functional terms through limited public transport opportunities, and in its lack of a wide range of services and facilities. In line with Government guidance, the Council considers the most appropriate location for leisure uses is within town centres, where access by public transport is greatest and such uses contribute to the overall vitality and character of these locations. Leisure development at Heathfield, due to a probable reliance on access by private car, and the isolation from other inter-related activities could result in a piecemeal, introverted development, neither contributing to, or gaining from the inter-relationship of land use activities. Heathfield is therefore not regarded as an appropriate location for major leisure development by the Council. However, should the Council be minded to approve such a development a comprehensive public transport plan, possibly including provision of a rail halt would be required.

The Council is supportive of the proposed development of a new football stadium for Ayr United at South Sanquhar. The support for this development also highlights the desirability of improving public transport access to Heathfield as a whole.

Motor Sales
It has become evident to motor dealers, car manufacturing companies and their customers that traditional town centre sites are now usually unsuited to the modern requirements of major motor traders.

The need for free traffic movement for test drives /demonstrations is accepted as an essential element of motor sales activity. In addition, ancillary activities of garages, workshops and secure car park compounds are more akin to the character of business/light industrial or storage and distribution uses. Heathfield may therefore present opportunities for further development of this nature.

Housing
Land uses within Heathfield are predominantly industrial, with some more recent commercial development having taken place. Whilst there has been some interest in the development of some peripheral areas for residential use, the juxtaposition of roads, railway, access arrangements, townscape and adjacent land uses would create difficulties in creating an acceptable residential environment. For these reasons, the Council considers that there is no potential for residential development at Heathfield.

Land Use Strategy
In considering the land use strategy, a long term view has been taken to ensure that opportunities are not overlooked or squandered, both in terms of the area itself and the specific implications for Ayr and Prestwick as a whole.

The strategy therefore aims to make the best use of the available land, to accommodate a variety of development opportunities which will integrate the area whilst ensuring adjacent land uses are not compromised; thus providing a lasting benefit to Ayr and Prestwick and to South Ayrshire as a whole.

For the reasons detailed in the Strategy, the area has been divided into areas of distinct policy type to reflect both existing land uses and the aspirational future land uses.

1.	RETAIL Characterised by: high visibility, easy access, high land values, agglomeration of activity, quality design.
2.	BUSINESS USE Office (not primarily open to visiting members of the public), computer research and development, micro engineering, biotechnology, light industry and sale/display of motor vehicles. Characterised by: high visibility, easy access, good land values, quality design and marketable industrial land.
3.	GATEWAY BUSINESS Business use (as above), roadside facilities including hotels, restaurants and petrol filling stations. Characterised by: very high visibility, easy access, high land values, agglomeration of activity and quality design.
4.	GENERAL INDUSTRY General industry, warehousing, storage, distribution and commercial other than retail uses. Characterised by: good access, established industrial activity and identified marketable industrial land.

In addition to the main land use types, a high profile green corridor and comprehensive landscape area should be established along Heathfield Road to complement development; a quality element from which to build a townscape character and to act as a link between countryside and the heart of the urban area.

In light of the concerns with regard to the Scottish Government's view that development which increases traffic levels at the Whitletts roundabout would not be acceptable without improvements being undertaken, the desirability of establishing a rail halt within the Heathfield area is also highlighted.

The Strategy Diagram indicates the schematic view of these land use areas which should be read in conjunction with the over-arching policies of the Plan. The diagram should therefore be viewed as guidance within the limits of the policies. Additional information and guidance of relevance to Heathfield can be found in the Industrial and Employment Strategy of this Plan.