South Ayrshire Local Plan

Newton Strategy

Background Information

The Newton area of Ayr, situated on the north bank of the River Ayr across from Ayr Town Centre, had a history independent from the Burgh of Ayr until comparatively recently, developing as a small urban area centred around mining, and later industrial and port related activities. The independence from Ayr until it became part of Ayr Burgh in 1874 contributed to the requirement for a wide range of local facilities, including housing, shops and schools.

Post War development within Newton has seen a reduction in residential use and railway land, with a proportionate increase in business and industrial uses, although some new flatted dwellings have now been built along the River Ayr frontage.

Buildings within Newton range from late 19th Century and early 20th Century institutional, warehousing and small scale domestic properties, to large industrial premises. A number of properties are in need of repair or enhancement, with some vacant buildings and sites in evidence. Vacant premises are most evident along the retail and business frontages of the Main Street area.

Requirement for a Strategy

Newton makes a valuable contribution to the local economy of South Ayrshire. There is a wealth of small workshop premises for new start businesses and small companies, which form an essential service as an integral part of the overall economic well-being of South Ayrshire.

Whilst the role of the area as an industrial seed bed is important, the relatively low land values and loss of housing has, in some cases, resulted in low levels of investment in building maintenance and an insufficient population base to support associated service activities and facilities. The overall environmental quality of Newton has become an additional cause of concern.

Purpose of the Strategy

The purpose of this strategy is to offer supplementary guidance to the policies of the Plan for this unique area, through a flexible approach to the promotion of the area's potential and to provide detailed guidance to resolve land use conflicts. It is hoped that the successful implementation of this land use strategy will arrest physical decline and re-affirm Newton's vitality and viability.

The strategy requires to be read in conjunction with the overall policies of the local plan, and the policies and proposals map for the Newton area in particular.

Potential Development Constraints
Newton has few constraints precluding development, although a range of minor, potential constraints may create localised difficulties.

Transport infrastructure:
Roads infrastructure in Newton comprises a grid of minor distribution roads, which are not suited to large numbers of heavy goods vehicle movements. The Council will seek, and respond favourably, to proposals which assist in the resolution of this issue. Parking and service arrangements create additional problems and localised congestion. Rail lines serving the Ayr port physically separate Newton from the sea shore and dominate land use to the north of the area.

Environment:
Former and current industrial processes have, in some cases, created site clearance and contamination issues, which may make redevelopment options for certain uses (e.g. housing) uneconomic. Although there are some vacant areas of land, few offer any large scale redevelopment opportunities due to their surrounding environment or site dimensions. The overall low environmental quality of Newton and some land use conflicts may act as a disincentive for potential investment.

Flood Risk:
Whilst Newton is not considered to be at specific risk from rainfall related flooding, adverse weather conditions are known to cause coastal/salt water flooding on land and premises adjacent to the coast.

The Strategy

One of the most important features of Newton is its changing character which has enabled it to adapt to a wide range of different uses and activities. The strategy therefore aims to address potential constraints to development whilst pursuing the numerous opportunities available - without compromising the existing functions and vitality of the area.

Port Related Uses
The proximity of Ayr Harbour has resulted in a range of inter-dependent and related activities within the locality, many being large scale land uses, including a major port company, coal movements and scrap operations. These activities should continue as an important element of the port's function, and where areas exist for further port related
development or the intensification of these uses, they will be protected from intrusion of development uses unrelated to the operation of the port.

Industrial Uses
Industrial uses range from large-scale land uses to a wide and varied workshop distribution, providing accommodation for a mix of skills and services, serving the wider economy. It is important to maintain and encourage the continued viability of all these activities in the locality through the protection of land and premises for industrial uses.

Retail Uses
Within the above context, and due to the proximity of Newton to Ayr Town Centre, it is important to ensure that premises, and land are not lost to retail uses, other than those exclusively serving trade customers, or where premises are located along the Main Road/New Street thoroughfare. Such development, especially large scale, could detrimentally affect the established shopping pattern and vitality of Ayr Town Centre as defined on the Proposals Map. Therefore, proposals for general retail development in Newton, whilst adjacent to the Town Centre would not be supported by the Council. Small convenience/corner shop or snack shop provision may be acceptable as a service for residential areas, or for local industrial/commercial employees.

Whilst the policy position is clear with regard to general retail sales to the public, there is some sympathy with the view that a limited level of sales may be acceptable (ie only a small proportion of the business, 20% being used as a guide) where this may help to keep the main element of the business viable, and where it would not compromise the aims of the Plan and Government guidance. In order to monitor and control the level of trading with the general public, where the Council is minded to approve a planning application, the consent will be for a limited period, and thereafter reviewed on a regular basis.

Office Uses
Whilst it remains important to ensure that industrial premises are not lost to other uses, the provision of office space may be appropriate, especially where associated with, or ancillary to, industrial businesses.

Residential Uses
Opportunities for residential development exist to consolidate existing residential areas, although consideration must be given to the future amenity of these areas - including the provision of open space and recreation areas. Amenity areas at present are not well landscaped, are poorly located, and few in number. Any additional residential development in Newton should be directed to locations which are adjacent to existing residential areas.

Vacant Sites
Vacant sites to the west of Main Street comprise small scale, gap or infill development opportunities - including property conversion.

Townscape
Although recent investment in the built form of Newton has been limited, much of the townscape is attractive, especially along Main Street. In addition, a number of fine buildings are also located within the industrial area to the west of Main Street. The strategy identifies properties which act as visual focal points, especially those which are listed, or form a
coherent group with listed buildings. Whilst only the listed buildings have statutory protection, the strategy seeks to protect all the focal point buildings in order to protect the visual and historic character of Newton in recognition of its importance in the development of the Ayr/Prestwick urban area.

Traffic
Traffic congestion has been identified as a problem within Newton. Of particular concern, is the potential conflict of traffic requiring access to Ayr Harbour. This traffic uses a recognised haul route along Waggon Road and Saltpans where a bridge crosses the railway tracks. The bridge suffers from poor vertical and horizontal geometry and is expensive to maintain. The Council will seek to identify a possible solution to this problem and will investigate the possibility of a level crossing at this location.

Passive Open Space
Newton Foreshore offers a large area of informal recreational open space. More effective use of this area could result from environmental improvement, including landscaping, upgraded children's play area, public art and walkways/cycle routes to link the area to residential areas in the vicinity and Ayr/Prestwick as a whole.

Strategy Diagram
Whilst the Local Plan policies will remain the primary consideration in terms of land use or development applications, the Council, as previously stated, will adopt a flexible approach to the promotion of Newton's potential to accommodate changing business and property requirements. For this reason, the Strategy diagram is an adjunct to the Proposals Map which offers additional guidance for proposals. The diagram does not repeat the Local Plan policies (which should be read from the Proposals Map) but suggests how the Council may view development proposals.

Important townscape features have been highlighted where their retention is desirable. The Council will give favourable consideration to proposals for the sympathetic treatment of these properties and adopt a flexible attitude to proposals for changes of their use where this would ensure investment in, and a sensitive upgrading of them as a whole.

The buildings identified are:

STREET	NUMBER/BUILDING
River Terrace	2,4#
George Street	2-14* and Free Church*
River Street	7, 17-24
Main Street	Newton Cross, Borderline Theatre, Carnegie Library, Newton Tower, Orient Cinema, Newton on Ayr New Church, 2-34, 54-60, 61-65
King Street	2-4*, 6-10 Salvation Army Citadel
New Road/Damside	Labour Offices*
Green Street Lane	6, Former School/Library Headquarters
Green Street	3-46, Lighthouse*, Dock Buildings
York Street	14-16
York Street Lane	7
North Harbour Street	30-46, Lighthouse* Dock* and Harbour Walls*
NOTE:	* denotes listed buildings.