Agenda Document Pack - Planning Committee - 29/10/2025
North Ayrshire Council · 29 October 2025
Back to Planning Committee — 29 October 2025 and its agenda
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North Ayrshire Council, Cunninghame House, Irvine KA12 8EE Planning Committee A Meeting of the Planning Committee of North Ayrshire Council will be held in the Council Chambers, Ground Floor, Cunninghame House, Irvine, KA12 8EE on Wednesday, 29 October 2025 at 14:00 to consider the undernoted business. Meeting Arrangements - Hybrid Meetings This meeting will be held on a predominantly physical basis but with provision, by prior notification, for remote attendance by Elected Members in accordance with the provisions of the Local Government (Scotland) Act 2003. Where possible, the meeting will be live-streamed and available to view at https://north-ayrshire.public- i.tv/core/portal/home. 1 Declarations of Interest Members are requested to give notice of any declarations of interest in respect of items of business on the Agenda. 2 Minutes The accuracy of the Minutes of the meeting held on 27 August 2025 will be confirmed and the Minutes signed in accordance with Paragraph 7 (1) of Schedule 7 of the Local Government (Scotland) Act 1973 (copy enclosed). 3 Garnock Valley Local Place Plan Submit a report by the Executive Director (Communities and Housing) advising Members on the preparation and submission of a Local Place Plan by the Garnock Valley Local Place Plan Working Group (copy enclosed). 1
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North Ayrshire Council, Cunninghame House, Irvine KA12 8EE 4 Grouping of Trees Located at The Former Seafield School, Eglinton Road, Ardrossan Submit a report by the Executive Director (Communities and Housing) regarding the confirmation of a Tree Preservation Order (TPO) for a group of trees located at the former Seafield School, Eglinton Road, Ardrossan (Copy enclosed). 5 25/00399/PP : Wardlaw Wood Windfarm, Dalry - Withdrawn by Applicant Application under Section 42 of the Town and Country Planning (Scotland) Act 1997 to amend condition 1 of planning permission N/02/00906/PP to extend the operational life of Dalry Community Wind Farm until October 2038 (copy enclosed). 6 Planning appeal: CCG Homes, Nethermains, Kilwinning Submit a report by the Executive Director (Communities and Housing) advising on the decision taken by Scottish Ministers following an appeal by CCG Homes against the refusal of North Ayrshire Council to grant planning permission for 113 dwellinghouses on land at Nethermains, Kilwinning (copy enclosed). 7 Urgent Items Any other items which the Chair considers to be urgent. 2
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North Ayrshire Council, Cunninghame House, Irvine KA12 8EE Webcasting Please note: this meeting may be filmed/recorded/live-streamed to the Council's internet site and available to view at https://north-ayrshire.public- i.tv/core/portal/home, where it will be capable of repeated viewing. At the start of the meeting, the Provost/Chair will confirm if all or part of the meeting is being filmed/recorded/live-streamed. You should be aware that the Council is a Data Controller under the Data Protection Act 2018. Data collected during the webcast will be retained in accordance with the Council’s published policy, including, but not limited to, for the purpose of keeping historical records and making those records available via the Council’s internet site. Generally, the press and public will not be filmed. However, by entering the Council Chambers and using the press or public seating area, you acknowledge that you may be filmed and that any information pertaining to you contained in the video and oral recording of the meeting will be used for webcasting or training purposes and for the purpose of keeping historical records and making those records available to the public. In making this use of your information the Council is processing data which is necessary for the performance of a task carried out in the public interest. If you have any queries regarding this and, in particular, if you believe that use and/or storage of any particular information would cause, or be likely to cause, substantial damage or distress to any individual, please contact dataprotectionofficer@north-ayrshire.gov.uk 3
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North Ayrshire Council, Cunninghame House, Irvine KA12 8EE Planning Committee Sederunt Robert Foster (Chair) Cameron Inglis (Vice-Chair) Scott Davidson Stewart Ferguson Margaret Johnson Amanda Kerr Davina McTiernan Jim Montgomerie Ian Murdoch Ronnie Stalker Chair: Apologies: Attending: 4
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Planning Committee 27 August 2025 At a Meeting of the Planning Committee of North Ayrshire Council at 2.00 p.m. involving a combination of participation by remote electronic means and physical attendance within the Council Chambers, Irvine. Present (Physical Participation) Robert Foster, Cameron Inglis, Stewart Ferguson, Margaret Johnson, Davina McTiernan and Ronnie Stalker. Present (Remote Participation) Jim Montgomerie, and Ian Murdoch. In Attendance A. Finlayson, Chief Planning Officer (Communities and Housing); R. Lynch, Senior Manager; C. Leslie, Solicitor (Legal); C. Stewart, Committee Services Officer; and J. Hutcheson, Senior Communications Officer (Democratic Services) (Corporate Services). Chair Councillor Foster in the Chair. Apologies Scott Davidson and Amanda Kerr. 1. Declarations of Interest There were no declarations of interest by Members in terms of Standing Order 11 and Section 5 of the Code of Conduct for Councillors. 2. Minutes The Minutes of the Meeting held on 21 May 2025 were confirmed and signed in accordance with Paragraph 7 (1) of Schedule 7 of the Local Government (Scotland) Act 1973. 3. Fairlie Local Place Plan Submitted a report by the Executive Director (Communities and Housing) advising on the preparation and submission of a Local Place Plan, by Fairlie Community Council attached at Appendix 1 to the report. Officers responded to Members’ questions and the Committee (a) agreed to the registration of the Local Place Plan for Fairlie, submitted by Fairlie Community Council, attached at Appendix 1 to the report; and (b) noted the requirement to take account of the plan in the preparation of North Ayrshire’s third Local Development Plan (LDP3). Agenda Item 2 5
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4. 25/00287/PPM : Site to West and South of Mains Bungalow, Irvine Submitted a report by the Chief Planning Officer seeking permission for the erection of 255 dwellinghouses to include associated roads, footpaths, drainage, open space, landscaping and ancillary service infrastructure. The Committee noted no deputation requests were received for this application. Officers responded to Members’ questions, following which the Committee agreed to grant planning permission subject to the following conditions: 1. That the development hereby approved shall be implemented in accordance with the submitted plans, drawings and recommendations contained in the application (inclusive of all associated supporting documentation) unless otherwise indicated below, all to the satisfaction of North Ayrshire Council as Planning Authority. 2. That prior to the commencement of the development hereby approved, the following additional details shall be submitted for the written approval of North Ayrshire Council as Planning Authority to finalise the surface water drainage scheme: (i) flow attenuation and additional flood storage; (ii) confirmation of surface water discharge from the site (to include Montgomerie Park Masterplan development plots D, E, F and G); (iii) modelling to demonstrate how the performance of the sewers during the 1 in 200 year plus 41% climate change plus 10% storm event would be managed, including exceedance flows between the development and the water environment. The finalised surface water drainage scheme shall accord with the principles and practices contained in 'The SuDS Manual' (CIRIA report C753, published November 2015). Thereafter, the details as may be approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of North Ayrshire Council as Planning Authority. 3. That prior to the commencement of the development hereby approved, the developer shall secure the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented before groundworks take place, and that all recording and recovery of archaeological resources is undertaken to the satisfaction of North Ayrshire Council as Planning Authority in agreement with the West of Scotland Archaeology Service. 4. That prior to the commencement of the development hereby approved, the applicant shall submit a Construction Environmental Management Plan (CEMP) for the written approval of North Ayrshire Council as Planning Authority, inclusive of the site remediation phase. Thereafter, the remediation works and development shall be implemented in accordance with such details 6
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as may be approved in the CEMP to the satisfaction of North Ayrshire Council as Planning Authority. 5. That the development hereby approved shall not commence until the remediation works (outlined in Section 9 of the Ground Investigation Report incorporating Coal Mining Risk Assessment (CMRA): Rev 1, YG695/03/MAK/CMB/KM/JC, dated April 2025) and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been fully implemented to ensure that the site is made safe and stable for the development. The remedial works shall be carried out in accordance with authoritative UK guidance. The presence of any unsuspected contamination shall be reported to the Council as Planning Authority to enable the preparation of a suitable investigation and remediation strategy. Thereafter, and prior to the occupation of any part of the development for residential use, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted for the written approval of North Ayrshire Council as Planning Authority. 6. That, if there is a requirement to re-use site won material and/or to import material for groundworks, the assessment criteria and sampling frequency to adequately demonstrate its suitability for use shall be submitted to and approved by North Ayrshire Council as Planning Authority prior to any material being used. In addition, any fill material to be used in the top 300mm shall also be free from metals, plastic, wood, glass, tarmac, paper and odours and in accordance with BS3882:2015 and BS8601:2013. On completion of the groundworks and at a time and or phasing agreed by North Ayrshire Council as Planning Authority, the developer shall submit a verification report containing details of the source of the material and appropriate test results to demonstrate its suitability for use within residential development. 7. That the internal noise level from road traffic during daytime hours (0700-2300 hours) in any habitable room within the dwellinghouses hereby approved must not exceed LAeq 16 hour 35dB. In addition, the internal noise level from road traffic during night hours (2300-0700 hours) in any habitable room within the dwellinghouses hereby approved must not exceed LAeq 8 hour. If the required levels cannot be achieved with an open window strategy, then alternative means of ventilation will require to be provided, details of which shall be submitted to North Ayrshire Council as Planning Authority for consideration. 8. That all planting, seeding or turfing comprised in the approved landscaping scheme shall be carried out in the first planting season and seeding seasons following the occupation or completion of each successive phase of housebuilding until the development is complete. Any trees, plants or areas of grass seeding which, within a period of five years from the occupation or completion of each phase of development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season until established, unless North Ayrshire Council as Planning Authority gives written consent to any variation. 7
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5. 25/00216/PP : 120 - 122 Irvine Road, Largs Submitted a report by the Chief Planning Officer seeking permission for the removal of condition 10 of planning permission 22/00163/PP. The Committee noted no deputation requests were received for this application. Officers responded to Members’ questions, following which the Committee agreed to grant planning permission subject to the following conditions: 1. That prior to the date of commencement of the development a Preliminary Bat Roost Assessment, dated between May and August in the year of the proposed date of commencement, shall be submitted to the Council, as Planning Authority, for written approval. Thereafter the development will be carried out in accordance with the recommendations of any Assessment as may be approved. 2. Prior to the commencement the proposed means of access to the A78 shall be constructed in accordance with drawing 5822-R-3B. The type (and method) of construction to be approved by the Planning Authority, in consultation with Transport Scotland, as Trunk Roads Authority, before the development is commenced. For the avoidance of doubt there shall be no drainage connections to the trunk road drainage system. 3. That prior to the commencement of the development, details of tree protection measures for the trees identified as to be retained on approved drawing 5822- R-3B shall be submitted to the Council, as Planning Authority, for written approval. The development will thereafter commence in accordance with any details as may be approved. 4. The trees identified as to be retained on approved drawing 5822-R-3B shall not be cut down, topped, lopped, uprooted, wilfully damaged or wilfully destroyed except with the written permission of the Council, as Planning Authority. 5. That prior to the commencement of the development, the applicant shall submit for the written approval of North Ayrshire Council, as Planning Authority, a scheme of landscaping. Any landscaping scheme as may be approved shall be carried out in the first planting season following completion or first occupation of the development, whichever is soonest, or unless otherwise agreed in writing by North Ayrshire Council, as Planning Authority. Any trees or plants which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless North Ayrshire Council as Planning Authority gives written consent to any variation. 6. That prior to the commencement of the development, details of the surface water attenuation shall be submitted for the written approval of North Ayrshire Council, as Planning Authority. Thereafter the development will be carried out in accordance with any details as may be approved. 8
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7. That prior to the commencement of the development details of the bin stores shall be submitted to the Council, as Planning Authority, for written approval. Any details as may be approved shall be implemented prior to the occupation of the relevant block. 8. That prior to the commencement of the development, details of the external finish materials for the blocks shall be submitted to the Council, as Planning Authority, for written approval. The development will thereafter commence in accordance with any details as may be approved. 9. That prior to the commencement of the development details of the eastern boundary treatment shall be submitted to the Council, as Planning Authority, for written approval. This must include visibility splays from the vehicle access as shown on drawing 5822-R-3B. In a vertical plane, northing shall obscure visibility measured from a driver's eye height between 1.05m and 2m positioned at the set back dimension to an object height of between 0.26m and 1.05m along the y dimension. Any details as approved must be implemented prior to the occupation of the first property. 10. That prior to the commencement of the development, details of obscure glazing for the southernmost elevation windows of Block 1 and Block 3, northernmost elevation windows of Block 2 and Block 4, and side elevations of all balconies shall be submitted to the Council, as Planning Authority, for written approval. Any glazing, as may be approved, shall be installed prior to occupation of the relevant flat and retained thereafter. 6. 25/00289/PP : Site to Northeast, Southeast and East of ‘Nethermill’ - 59 Knoxville Road, Kilbirnie Submitted a report by the Chief Planning Officer seeking permission for the amendment of condition 3 of planning permission 22/00135/PPPM. The Committee noted no deputation requests were received for this application. Officers responded to Members’ questions, following which the Committee agreed to grant planning permission subject to the following conditions: 1. That prior to the commencement of the development hereby approved, full details shall be provided via a Matters Specified in Conditions application for the approval of North Ayrshire Council as Planning Authority. Such an application shall be accompanied by an up to date habitat survey and shall include details of: (i) Site investigations; (ii) Layout, house numbers, house types, siting and design; (iii) Access, road layout and parking; (iv) Drainage and flood prevention; (v) Landscaping and boundary treatments. 2. That any application(s) submitted under Condition 1 shall include details of the existing water wheel and its current state of repair. If feasible, plans shall be provided for its retention, salvage or repair and incorporation into the proposed housing development as a piece of public art or heritage feature. 9
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3. That the road layout for any future Matters Specified in Conditions application shall accord with the requirements of the North Ayrshire Supplementary Street Design Guide, North Ayrshire Council's Drainage, Sustainable Urban Drainage Systems & Flooding: Procedure Note, the National Roads Development Guide and the Scottish Government guidance 'Designing Streets'. A Transport Statement shall be submitted in support of any future application. Full details of the upgrading works to Knoxville Road and the realignment of the NCN7 core path shall be provided and approved in writing by North Ayrshire Council as Planning Authority prior to the commencement of the development. 4. That any application(s) submitted under Condition 1 shall include a detailed flood risk assessment shall be submitted for the written approval of North Ayrshire Council as Planning Authority, which details a suitable culvert design and route, without 90 degree bends supported by catchment flow information and blockage scenarios for the 0.5% AEP flood event which demonstrates that the final drain route and design will not pose a flood risk to proposed and existing development. For the avoidance of doubt, no buildings shall be located above the culvert route. 5. That any application(s) submitted under Condition 1 shall include full details of any modification to the existing mill lade within the site for the written approval of North Ayrshire Council as Planning Authority. Thereafter, any details as may be approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of North Ayrshire Council as Planning Authority. 6. That any application(s) submitted under Condition1 shall include confirmation in writing and certified by a suitably qualified person that a surface water drainage system to manage and treat runoff affecting the site has been prepared in accordance with the principles and practices contained in 'The SuDS Manual' (CIRIA report C753, published November 2015). Thereafter, the certified scheme shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of North Ayrshire Council as Planning Authority. 7. That any application(s) submitted under Condition 1 shall include full details of the finished ground levels and finished floor levels of the proposed dwellinghouses for the written approval of North Ayrshire Council as Planning Authority. The details shall demonstrate that the proposed dwellings are not at risk of surface water flooding when the capacity of the proposed surface water infrastructure is exceeded during the 1 in 200 year designed storm event (plus allowances for climate change and urban creep). Thereafter, any details as may be approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of North Ayrshire Council as Planning Authority. 10
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8. That any application(s) submitted under Condition 1 shall include a desk study of the application site (including a review of any previous ground investigations) to assess the likelihood of contamination, assist in the design of an appropriate site investigation and subsequent suitable quantitative risk assessment. Remediation proposals shall also be presented in relation to any significant findings. All documentation shall be verified by a suitably qualified Environmental Consultant and submitted to the satisfaction of North Ayrshire Council as Planning Authority. 9. That, if there is a requirement to re-use site won material and/or to import material, then the assessment criteria and sampling frequency that would adequately demonstrate its suitability for use shall be submitted to and approved by North Ayrshire Council as Planning Authority prior to any material being used. In addition to this and in accordance with BS38882:2015 and BS8601:2013, material to be used in the top 300mm shall be free from metals, plastic, wood, glass, tarmac, paper and odours. On completion of the works and at a time or phasing agreed by the Planning Authority, the developer shall submit a verification report containing details of the source material and appropriate test results to demonstrate its suitability for use. 10. That any cut and fill proposals or alterations to the existing ground levels shall be clearly marked on any plans and accompanied by appropriate cross sections, Material Management Plan and be implemented in accordance with any SEPA waste/soil reuse guidelines, to the satisfaction of North Ayrshire Council as Planning Authority. 11. That any application(s) submitted under Condition 1 shall include details demonstrating that the increase in road traffic generated as a result of the development shall not have a detrimental impact on the local air quality or result in an increase in concentrations of atmospheric pollutants such that statutory Air Quality Objectives would be exceeded at any location of relevant public exposure, to the satisfaction of North Ayrshire Council as Planning Authority. 12. That any application(s) submitted under Condition 1 shall include details of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant. 13. That any application(s) submitted under Condition 1 shall include details of: (i) a scheme of intrusive site investigations carried out at the site to establish the risks posed to the development by past coal mining activity, and (ii) any remediation works and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, that have been implemented on site in full to ensure that the site is made safe and stable for the development proposed. The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. 11
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7. Urgent Items There were no urgent items. The meeting ended at 2.40 p.m. The full meeting proceedings can be viewed at https://north-ayrshire.public-i.tv/core/portal/home 12
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NORTH AYRSHIRE COUNCIL 29 October 2025 Planning Committee Title: Garnock Valley Local Place Plan Purpose: To advise Members on the preparation and submission of a Local Place Plan by the Garnock Valley Local Place Plan Working Group. Recommendation: It is recommended that the Planning Committee: 1) agrees to the registration of the Local Place Plan for Garnock Valley submitted by the Garnock Valley Working Group, and 2) notes the requirement to take account of the plan in the preparation of North Ayrshire’s third Local Development Plan (LDP3). 1. Executive Summary 1.1 The Planning (Scotland) Act 2019 introduced a new right for communities to produce Local Place Plans (LPPs): community-led plans setting out proposals for the development and use of land and buildings. The aim of LPPs is to enhance engagement in development planning by empowering communities to play a proactive role in defining the future of their places. Planning authorities must take account of registered Local Place Plans when preparing a Local Development Plan. 1.2 A working group consisting of seven Garnock Valley community groups and some individual members was set up in the summer of 2023 to prepare a Local Place Plan. Radio City Association was also involved in part of the process during 2024. The seven groups which form the Working Groups are: • Beith & District Community Council • Beith Community Development Trust • Dalry Community Council • Dalry Community Development Hub • Dalry Community Sprots Club • Garnock Valley Youth Forum • Kilbirnie & Glengarnock Community Council Agenda Item 3 13
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1.3 The Working Group submitted a Local Place Plan to the North Ayrshire Council on 26 September 2025. It is considered that members of the Garnock Valley Working Group meet the definition of a ‘community body’ and that the Working Group has complied with the requirements concerning the form and content of a Local Place Plan; the steps to be taken before submission; and provided the information required by the legislation and regulations. Accordingly, North Ayrshire Council as planning authority should accept the Local Place Plan as valid and proceed to register the plan. 2. Background 2.1 The legislative requirements for the preparation, submission and registration of Local Place Plans are set out in the Town and Country Planning (Scotland) Act 1997 as amended by the Planning (Scotland) Act 2019 and the Town and Country Planning (Local Place Plan) (Scotland) Regulations 2021. Local Place Plans are part of the Scottish Government’s wider work on planning reform and implementation of the 2019 Act, including steps to reduce conflict, improve community engagement and build public trust in planning matters. They offer the opportunity for a community-led, collaborative approach to creating great local places. It is vital that local people can engage meaningfully and have a positive influence in the future planning of development in their areas. The aim of LPPs is to significantly enhance engagement in development planning, effectively empowering communities to play a proactive role in defining the future of their places. 2.2 The Act and Regulations set out the minimum requirements for of the preparation, form and content and submission of Local Place Plans. LPPs may be prepared by a ‘Community Body’ defined as a community-controlled body within the definition given in section 19 of the Community Empowerment (Scotland) Act 2015 or a community council established in accordance with Part 4 of the Local Government (Scotland) Act 1973. LPPs must set out and map proposals as to the development or use of land and have regard to certain documents. Prior to submission the community body preparing the Local Place Plan must prepare an ‘information notice’ for local councillors and relevant community councils and finally should set out the level and nature of community support for the plan. 2.3 Following the preparation of ‘Place Frameworks’ for Kilwinning, Largs and Saltcoats, supported by the UK Government’s Community Renewal Fund and the Scottish Government’s Place Based Investment Programme (PBIP), early engagement was undertaken with community bodies in the Garnock Valley with the view to preparing a Local Place Plan. Preparation of the Plan was overseen by a Working Group which was formed in Summer 2023, and support provided by North Ayrshire Council’s Regeneration and Connected Communities teams and the Planning Service. The Garnock Valley Working Group submitted a Local Place Plan to the Council for the Garnock Valley on 26 September 2025. Garnock Valley Local Place Plan Proposals 2.4 A copy of the Local Place Plan for Garnock Valley submitted by the Working Group is provided at Appendix 1. It is not the role of the planning authority at this point to assess the proposals contained within the LPP for their planning merit or deliverability, however, the Plan’s proposals for the development and use of land are summarised at Appendix 2. A summary of the proposals is as follows: 14
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• Renovation, reuse, or redevelopment of key sites across the Garnock Valley with a focus on community use and town centre living (see Appendix 2: Summary of Local Place Proposals for site details). • Retention and enhancement of key buildings across the Garnock Valley (see Appendix 2: Summary of Local Place Proposals for site details). • Consider forming Community Hubs at key locations such as St. Margaret’s Church, Dalry; Beith Astro; Kilbirnie and Glengarnock Library; Walker Hall and Kilbirnie Job Centre • Create an Enterprise Hub with retirement living at Geilsland House/ Speirs in Beith. • Development package on derelict site within Barmill to incorporate Community Centre. • Create masterplan for Beith for future expansion in relation to Housing. • Create masterplan for The Cross, Dalry. • Identify/ prioritise affordable/ specialist housing across the Garnock Valley. • Re-instate Beith North Railway Station • Road improvements including implement A737 bypass improvements, improve pedestrian safety and crossings at various locations. • Improve NCN7 connections including reopening Ladeside footbridge. • Improve and create walking and cycling routes and create linkages between settlements and key locations including Riverside walkway improvements. • Create a nature conservation area on land in Kilbirnie. • Improvements to park and greenspaces • Extend Clyde Muirshiel Regional Park to include Kilbirnie Loch. • Create outdoor event space at Lynn Holm, Dalry. • Create community led arts project at former toilet Bridge Street, Kilbirnie • Improve water sports facilities at Lochshore. Registration 2.5 When a planning authority receives a Local Place Plan it should acknowledge receipt of the plan and check it whether it is valid. A valid LPP is one which a) has been prepared by a Community Body; b) is a proposal as to the development and use of land; and c) fulfils the legal requirements set out in the 1997 Act and the 2021 Regulations. If these three conditions are met, then the planning authority must accept the Local Place Plan as valid and proceed to register it. 2.6 The Planning Service proposes to take a ‘light touch’ approach to the interpretation of the legislative requirements and has liaised with the Garnock Valley Working Group and their consultant to clarify that the submitted LPP meets the requirements of a valid Local Place Plan. It is adjudged that the Local Place Plan for the Garnock Valley, submitted by the Garnock Valley Working Group is a valid LPP and should be registered. 2.7 Every planning authority must keep a register of Local Place Plans and make publicly available a map that shows the land to which the Local Place Plans in their register of Local Place Plans relate. When a valid Local Place Plan is submitted by a community body, it must be included in the register and the community body that submitted the plan informed that it has been registered. The register and map must be available for inspection by the public free of charge at all reasonable hours at an office of the 15
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planning authority and on a website maintained for that purpose. North Ayrshire’s Register of Local Place Plans is available to view at: Local Place Plans. Other Local Place Plans 2.8 In accordance with the legislation, an ‘invitation to prepare a Local Place Plan’ was published on 19 May 2023 and sent directly to community councils and to community groups via locality planning partnerships. Community bodies intending to prepare a Local Place Plan were invited to submit a ‘notice of intention to prepare a Local Place Plan’ by completing an online form. 2.9 To date, the Planning Committee has agreed to the registration of five Local Place Plans: for West Kilbride, Seamill, Portencross submitted by West Kilbride Community Council; for Stevenston, submitted by Stevenston Community Council; for Largs submitted by Largs Community Council; for Cumbrae, submitted by Cumbrae Community Council; and for Fairlie, submitted by Fairlie Community Council. 2.9 In addition, Skelmorlie Community Council and Skelmorlie Environment Trust have indicated an interest in jointly preparing a Local Place Plan. 2.10 The Planning Service will continue to support community bodies seeking to progress a Local Place Plan on an individual basis, as required or requested. This includes providing flexibility around the deadline for submitting a Local Place Plan. The intention is to allow community bodies the time they require to complete and submit a valid Local Place Plan so that it may be considered in the preparation of North Ayrshire’s third local development plan. 3. Proposals 3.1 It is recommended that the Planning Committee agrees to the registration of a Local Place Plan for Garnock Valley submitted by the Garnock Valley Working Group and notes the requirement to take account of the plan in the preparation of North Ayrshire’s third Local Development Plan (LDP3). 4. Implications/Socio-economic Duty Financial 4.1 None. Human Resources 4.2 None. Legal 4.3 The legislative requirements for the preparation, submission and registration of Local Place Plans are set out in the Town and Country Planning (Scotland) Act 1997 as amended by the Planning (Scotland) Act 2019 and the Town and Country Planning (Local Place Plan) (Scotland) Regulations 2021. Equality/Socio-economic 16
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4.4 The Council is required to take account of registered Local Place Plans in the preparation of North Ayrshire’s third Local Development Plan (LDP3) which will be subject of an equalities impact assessment and assessment on the impact of the plan on children. Environmental and Sustainability 4.5 The Council is required to take account of registered Local Place Plans in the preparation of North Ayrshire’s third Local Development Plan (LDP3) which will be subject of a Strategic Environmental Assessment and Habitat Regulations Appraisal. Key Priorities 4.6 Communities and Local Democracy are one of four interlinked and interdependent priorities set out in the Council Plan (2023-28). The preparation of Local Place Plans by community bodies are a means of enabling local communities to be active in the preparation of North Ayrshire’s next Local Development Plan and placemaking approaches. Community Wealth Building 4.7 The plan seeks to put Community Wealth Building and community empowerment into practice and proposes applying Community Wealth Building principles in construction projects to benefit local construction industry and create local training & employment opportunities. 5. Consultation 5.1 While there is no legal requirement for a Community Body to engage with the wider community in the preparation of a Local Place Plan, it is however required to include a statement setting out its view of the level and nature of support for the Local Place Plan and the basis on which it has reached that view, including a description of any consultation in respect of the proposed plan. 5.2 Extensive community engagement was conducted prior to and during the preparation of the Garnock Valley Local Place Plan. Stage 1 of the consultation began with collating existing surveys and consultation from the past ten years to gather information that was already available, and a survey was delivered to every household and business in the Garnock Valley during the summer of 2024. Interviews and group discussions took place with key groups, organisations and businesses such as Garnock Valley Youth Forum and Garnock Valley Disability Forum. 5.3 Stage 2 of the consultation process consisted of community events in all the Garnock Valley settlements with school workshops also carried out. After this a draft plan was prepared in Spring 2025. Appendix 1: The Garnock Valley Local Place Plan contains full details and appendices of the consultation work conducted in preparation of the Garnock Valley Local Place Plan. 5.4 The Local Place Plan includes a list of acknowledgements from numerous local community groups as well as individuals. 17
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DAVID W. HAMMOND Executive Director (Communities and Housing) For further information please contact Alistair Gemmell, Strategic Planning Manager, on 01294 324021. Background Papers 0 18
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GARNOCK VALLEY LOCAL PLACE PLAN June 2025 19
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This plan is online at www.ourgarnockvalley.net and bit.ly/GVLPP2025 Acknowledgments Preparation of this Local Place Plan was led by a Working Group of community organisations (see page 9 and logos on right). A big thank you to members of the Working Group and to the wider public who contributed to the Plan. The work was made possible with financial and staff assistance from North Ayrshire Council, supported by the Garnock Valley Local Partnership and many other local organisations, and facilitated by a consultancy team comprising Austin-Smith:Lord, Nick Wright Planning, WAVEParticle, Alex Docherty and Community Enterprise. In case of enquiry, please contact nick@nickwrightplanning.co.uk 2 members of the Local Place Plan Working Group: version date: 9th August 2025 20
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CONTENTS BACKGROUND p 4 1 Introduction p 5 2 The bigger picture p 14 WHAT WE’RE AIMING FOR p 16 3 Our vision for the future p 17 CALLS FOR ACTION p 19 4 Action & decision making p 20 5 Town centres p 24 6 Getting about p 27 7 Community life p 31 8 Parks & public space p 35 9 Housing & population p 38 10 Young people p 40 11 Jobs and business p 41 TOWN & VILLAGE PRIORITIES p 43 12 Beith p 44 13 Dalry p 47 14 Kilbirnie & Glengarnock p 50 15 Barrmill, Burnhouse & Gateside p 53 MAKING IT HAPPEN p 56 16 Implementation p 57 MAPS 1 Plan boundary p 6 2 The wider region p 7 3 Key spatial proposals p 18 4 Getting about p 28 5 Beith p 45 6 Dalry p 46 7 Kilbirnie & Glengarnock p 49 8 Barrmill p 51 9 Burnhouse p 52 10 Gateside p 52 APPENDICES 1 Planning policy recommendations 2 Facts and figures about the Garnock Valley 3 Audit of previous work 4 Community survey results 5 Town events 6 Village events 7 Schools workshops 8 Draft Plan consultation responses 9 Potential models for community-led delivery organisation 3 21
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4 BACKGROUND Chapter 1 INTRODUCTION Chapter 2 THE BIGGER PICTURE 22
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INTRODUCTION The Garnock Valley is a great place, with a huge amount to offer residents, businesses, investors and visitors. We have historic towns and beautiful countryside, lochs and hills. We are close to the city and the coast. We have award- winning community organisations with hundreds of members who provide excellent services and facilities. We have successful international, national and local businesses, many of whom are leaders in their fields. And we have bags of heritage and pride. We also have persistent challenges including deprivation, the condition of our town centres, health and wellbeing, and access to employment and public services. We want to be proactive and tackle those challenges on the front foot. That’s what this Plan is for. About this Plan This Plan is the local community’s manifesto for the Garnock Valley. It is ambitious. It is also entirely feasible. The key to implementing the Plan will be local residents, community organisations and the public and private sectors working together positively. That’s because the Plan should be seen as a shared agenda for the future - delivering community priorities and public agendas such as community-wealth-building, community empowerment and inclusive growth. Read more in chapters 4 and 16. Being ambitious, the Plan won’t be implemented overnight. It could take 10 years to deliver. That’s why the Plan focusses on the big priorities for the whole of the Garnock Valley, identified through community engagement (see chapter 2), so we have clear long term goals but also some quick wins and flexibility to respond to new opportunities. Implementation and funding Although there are no funds in place yet, the Plan will help us get resources. Think of it as a manifesto to put the Garnock Valley in a better position to secure funding, generate income and influence how budgets are spent. Chapters 4 and 16 have more information. The Garnock Valley today The area covered by the Plan is shown on Maps 1a and 1b on the next two pages. Administratively, the Plan covers the three Community Council areas of Beith & District, Dalry, and Kilbirnie & Glengarnock. The area also corresponds with the Garnock Valley Locality Partnership and North Ayrshire Council Ward 2 (Garnock Valley). Our population is almost exactly 20,000 people, around 15% of the North Ayrshire total. Most of those live in the our main towns: 7,100 in Kilbirnie, 5,800 in Beith and 5,300 in Dalry. More facts and figures can be seen later in this chapter and in Appendix 2. A summary of our strengths, weaknesses, opportunities and threats is shown on page 8. 5 1 WHAT MAKES THIS PLAN DIFFERENT? • This Plan is the community’s plan based on our priorities. • The local authority has helped to prepare the Plan and will support its delivery. • The Plan delivers national priorities locally. • This Plan brings together previous community engagement and plans over the last decade and new community engagement, giving it extra kudos. Think of it is a “plan of plans”. • This Plan is also a Local Place Plan, a new type of plan to influence future planning policy and guide future development. 23
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By way of context, the diagram on the right contains a summary of the Garnock Valley’s current strengths and weaknesses, and future opportunities and threats. 8 DRAFT FOR COMMENT Progressive local authority: community wealth-building Rail & road links to Glasgow city region & Ayrshire coast Manufacturing & agricultural traditions Committed community organisations Improving educational outcomes Affordable land & property Good business location Local pride & identity Landscape setting Availability of businesses premises Awareness of the Garnock Valley Health, deprivation and poverty Visitor facilities / information Lack of hotels & restaurants Bus, walking & cycling links Apathy & negativity Town centres Lochshore and Geilsland Community wealth building Green economy: wind/solar power, agriculture Visitors: nature, history, outdoor activities Affordable land & property: commercial & residential Proximity to Glasgow city region: jobs, education, leisure, commuting, investment, visitors, airport Proximity to other economic opportunities: Hunterston Strategic Development Area, AMIDS, Ayrshire Growth Deal Climate emergency Economic uncertainty Political will and commitment Low yield on property investment 26
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How this Plan was prepared Preparation of the Plan was overseen by a Working Group which was formed in Summer 2023, as described below. The sequence of community engagement stages to prepare the Plan are described on subsequent pages. All community engagement complied with the National Standards for Community Engagement and the Scottish Government’s draft ‘How To’ Guide on Local Place Plans. Working Group The Working Group’s role was to manage how the Plan was prepared and ensure that it reflected community aspirations across the Garnock Valley. The Working Group has met monthly since Summer 2023 to plan and guide the process of community engagement - the aiming being to make sure that the Plan recognisably belongs to everybody in the Garnock Valley. The community organisations which are currently members of the Working Group are shown on the right. Radio City Association (Kilbirnie) was also a member of the Working Group for part of the process during 2024, and the Group had two individual members (local residents). Support was provided by North Ayrshire Council. If you’re interested in joining or supporting any of these groups to help deliver this Plan, they would love to hear from you! 9 Beith & District Community Council covers Beith, Gateside, Barrmill and Burnhouse. It meets on the second Tuesday of each month. Like other Community Councils, it is the voice of the local community. More information and contact details on their Facebook page. Beith Community Development Trust regenerates local assets to improve community health, wellbeing, skills and resources. Volunteer-led with a strong staff base, they have delivered many significant projects and activities over the years. More information and contact details on their website. Dalry Community Development Hub was established in 2014. It is based in the town centre community garden and has delivered Lynn Glen path network, sports and arts activities, and much else besides. More information and contact details on their Facebook page and website. Dalry Community Sports Club was set up to increase access to sports and leisure opportunities in and around Dalry. Over the years, it has created new opportunities to participate in many different sports and improve their health and wellbeing. More information and contact details on their Facebook page. Dalry Community Council was reformed in 2024. It meets on the last Tuesday of each month. Like other Community Councils, it is the voice of the local community. More information and contact details on their Facebook page. Kilbirnie & Glengarnock Community Council meets on the third Monday of each month. Like other Community Councils, it is the voice of the local community. More information and contact details on their Facebook page. Garnock Valley Youth Forum aims to make the Garnock Valley better for young people. They meet every Wednesday 6-8pm in the Walker Hall in Kilbirnie, and are supported by North Ayrshire Council’s youth development team. More information here; contact details on their Facebook page. Working Group: community group members 27
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Stage 1: Aspirations The first foundation of a good plan is work that’s already been done. The Garnock Valley has had lots of surveys, consultations and plans over the last decade. They were brought together in one place, with analysis of the persistent challenges and local assets highlighted in that work (see Appendix 3). To complement that with an up-to-date picture of community aspirations for the new Plan, a survey was delivered to every household and business in the Garnock Valley in summer 2024. The results identified clear priorities. See page 12 for more information. Through stages 1 and 2, interviews and group discussions also took place with young people (through the Garnock Valley Youth Forum), a range of local businesses, Garnock Valley Disability Forum and other organisations, and visits to community events. All this created a strong foundation to explore how to tackle community aspirations. Stage 2: Priorities Attention shifted to community events to share the aspirations revealed in the first stage and identity priorities for the Plan. The main activities were: • Town events in Kilbirnie, Beith and Dalry (see page 13). • Village events in Barrmill/Burnhouse, Gateside and Glengarnock (see page 13). • Schools workshops (see Appendix 7). The Plan does not include every single aspiration heard from every person as it was prepared. If something is in the Plan, it has been identified as a priority—identified through the three engagement stages. Stage 3: Plan Based on all the information outlined in sections 1 and 2 of this report, a draft Plan was prepared in Spring 2025 and shared for public feedback (online, hard copy and at community events). Appendix 8 explains that consultation process in more detail. It also contains transcriptions of all responses from the local community, and explanations of how they influenced the final Plan that you are reading. The photographs on the next page give a flavour of the community engagement activities that helped to prepare the Plan. 10 28
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11 750 survey responses 500 ebulletin signups 200 people at 6 town & village events 50 pupils from 8 schools 29
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Community survey The community survey was completed by nearly 750 people. It aimed to get a sense of community priorities across the Garnock Valley as a whole and in individual towns and villages, building on all the previous work undertaken in the previous decade. Persistent challenges The survey identified nine persistent challenges which have come up again and again over the last 10 years, and asked people which should be priorities for action by scoring each one from 1 (least important) to 5 (most important). 742 people scored the priorities, which gives a sense of the persistent challenges faced by local communities: Tackling those challenges The survey also asked how to tackle those persistent challenges - across the Garnock Valley as a whole, and within individual towns and villages. The results are an essential source of information for decision-makers about the community’s lived experience, as well as clear indicators of priorities for the actual Plan - as the example graphic on the right shows. Similar infographics for each town/village and full transcriptions of people’s survey responses can be seen in Appendix 4 or online at www.ourgarnockvalley.net/home/#survey-results. 12 The survey asked what should be done to tackle persistent challenges across the Garnock Valley as a whole. 622 people commented. The Garnock Valley as a whole This infographic summarises the responses suggested by more than 1 person. A high resolution version can be seen in Appendix 4, which also contains transcriptions of all responses. 30
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Town and village events The town events in November 2024 and village events in January 2025 were an opportunity for discussion on how to address the priorities that emerged from previous work and the community survey. Analysis of all the Stage 1 results identified seven community priorities: (Housing emerged as a potential additional priority during the events.) Various activities took place during the events to ask people how those those priorities should be addressed, as illustrated on page 11. To help people make informed comment, display boards with key facts and figures about the Garnock Valley were available (see right). More information about the local area is available in North Ayrshire Council’s Garnock Valley Locality Place Profile (to which people were signposted at the events and from www.garnockvalley.net) and Garnock Valley Travel Needs Analysis. Full transcriptions and images of everyone’s suggestions from the town and village events can be seen in Appendices 4 & 5 and online at www.garnockvalley.net. Like the community survey results, they are an essential source of information about lived experience and aspirations for decision-making in the Garnock Valley. 13 TOWN CENTRES How they look and what they offer GETTING ABOUT Public transport, walking and cycling - within the Garnock Valley and to other places COMMUNITY LIFE Better community spaces, shops, cafes and restaurants - and more events & activities: e.g. sport, crafts, history, family-friendly, music YOUNG PEOPLE More opportunities for our young people: work, play and having their say in the future of their place ACTION AND DECISION-MAKING Stronger community action and pride, more local decision-making, more responsive public services PARKS, STREETS AND SPACES Managing, maintaining and making the most of what we have - particularly Lochshore, Geilsland and Dalry public park JOBS AND BUSINESS Support local business and jobs Garnock Valley facts & figures To inform people’s discussions and input, information with key facts and figures about the Garnock Valley was on display at the town & village events and at www.garnockvalley.net. Thumbnails of the panels are shown adjacent. High-resolution versions are in Appendix 2. People were also signposted to more detailed information in North Ayrshire Council’s Garnock Valley Locality Place Profile. 31
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THE BIGGER PICTURE Whilst this Plan is rooted in our community’s aspirations, it also helps to deliver bigger goals, for North Ayrshire and for Scotland - the overall aims of national and local policy. This is because: • It is a legal requirement for Local Place Plans to “have regard to” national and local planning policy and locality plans. • If this Plan aligns with overall national and local policy aims, it is more likely to be successful in influencing future policy, investment and public services. This Plan’s vision, calls for action and proposals in chapters 3 to 15 have therefore been framed as tackling community aspirations and delivering national and local policy agendas on the ground. This chapter provides a brief overview of those national and local policy agendas. It also constitutes the statement required by Local Place Planning legislation explaining 1 how the Plan has regard to national and local planning policy and locality plans. Government priorities Government policy priorities that this Plan delivers at the community level include: • Community wealth building & empowerment • Climate change • Health & wellbeing • Sustainable and resilient communities The vision, calls for action and proposals in chapters 3 to 15 of this Plan all seek to deliver those agendas in the Garnock Valley. The box below identifies many of the key documents. Land-use planning & locality planning As explained on the left, Local Place Plans must take account of existing national/local land-use planning policy and Locality Plans. In terms of land-use planning, this Plan aims to deliver the national planning agendas of creating sustainable, liveable and productive places as expressed in the two parts of the ‘statutory development plan’: • National Planning Framework 4 (NPF4, adopted 2023) • North Ayrshire Local Development Plan 2 (LDP2, adopted 2019) The vision, calls for action and proposals in chapters 3 to 15 of this Plan will create "sustainable, liveable and productive places” as defined in the statutory development plan. This Local Place Plan also reflects the content of 2023/24 and 2024/25 Garnock Valley Locality Plans, as required by Local Place Planning legislation. The Locality Plans prioritise moving around, work and community, and facilities and amenities - all of which are also prioritised in this Plan. The Locality Plans also propose a Place Plan for the Garnock Valley (this document) to influence future strategic policy and investment. The Town and Country Planning (Local Place Plans) (Scotland) Regulations 2021, paragraph 5(d)1 14 2 KEY GOVERNMENT PLANS & STRATEGIES Click on the titles below for more information: Ayrshire Regional Economic Strategy NHS Ayrshire and Arran Delivery Plan National Performance Framework National Strategy For Economic Transformation North Ayrshire Community Learning & Development Plan North Ayrshire Community Wealth Building Strategy North Ayrshire Council Plan North Ayrshire Financial Inclusion Strategy North Ayrshire Regeneration Delivery Plan North Ayrshire Vacant and Derelict Land Strategy North Ayrshire Youth Participation & Citizenship Strategy Safer North Ayrshire Strategy Sustainable North Ayrshire Strategy 32
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The Place Principle The Place Principle is, according to the Scottish Government, “the overarching context for place-based working in Scotland”. The Principle was adopted by the Scottish Government and the Convention of Scottish Local Authorities (COSLA) to guide collaborative working by the public sector, service providers and communities. The panel on the right explains more. Linked to the Place Principle are the Place & Wellbeing Outcomes, which provide “a focus for where place impacts on the wellbeing of people and planet". This Plan seeks to put the Place Principle and Place & Wellbeing Outcomes into practice in the Garnock Valley. We hope that the Plan and its delivery are recognised as being at the forefront of the collaborative and holistic working described by the Place Principle and the Place & Wellbeing Outcomes. Future policy reviews Appendix 1 of the Plan contains suggestions for the next reviews of local and national planning policy, as required by Local Place Planning legislation. The most imminent of these reviews is the preparation of North Ayrshire Local Development Plan 3. We trust these suggestions will be taken into account by national and local government in their reviews. 15 Source: Scottish Government www.ourplace.scot/about-place/place-principle 33
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16 WHAT WE’RE AIMING FOR Chapter 3 OUR VISION FOR THE FUTURE 34
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OUR VISION FOR THE FUTURE 17 In 10 years’ time, the Garnock Valley will be a positive, forward-looking, connected community of towns & villages which: • Has a thriving local economy. • Has active, empowered communities. • Enables residents to Live Well Locally, with key daily needs easily accessible in each of our towns without a car & for people with reduced mobility. • Is a place of choice to live, invest and visit within Ayrshire & the West of Scotland, particularly for young people & families. • Is at the forefront of tackling climate change and supports residents to make climate-friendly lifestyle choices. • Has good links locally and to opportunities further afield in Glasgow & other Ayrshire towns. • Has strong identity & local pride. Vision 3 Garnock Valley-wide calls to action ACTION & DECISION MAKING Stronger community action and pride, more local decision-making, more responsive public services TOWN CENTRES How they look and feel, & what they have to offer: facilities, services and opportunities GETTING ABOUT Public transport, walking and cycling - within the Garnock Valley & to other places, accessible to all COMMUNITY LIFE Better community spaces, services, shops, restaurants etc - accessible to all, with more events & activities PARKS & PUBLIC SPACE Managing, maintaining & enhancing our assets - including Lochshore, Geilsland & Dalry park HOMES Good quality, affordable, sustainable homes for everybody - existing & new-build YOUNG PEOPLE More opportunities for our young people: work, play & participating in the future of their place JOBS & BUSINESS Support local business & jobs, modern manufacturing & the visitor economy Our vision reflects aspirations expressed through community engagement, and chimes with government agendas. It builds on our many strengths and opportunities - including our proximity to Glasgow city region & the Ayrshire coast, our strong manufacturing heritage, our lochs, hills & natural resources, and the commitment of local organisations from all sectors (see pages 7 & 8). To deliver that vision, this Plan contains eight Garnock Valley-wide “calls to action”. These are summarised on the right and explained in more detail in chapters 4 to 11. Other projects are likely to emerge during the 10 year lifetime of the Plan; if they contribute to the Plan’s vision, they should be supported. The Plan also contains proposals for each town & village, showing how the calls to action should land on the ground in each community. Highlights are summarised on the next page, with detailed maps for each town & village in chapters 12 to 15. 35
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19 CALLS TO ACTION Chapter 4 ACTION & DECISION MAKING Stronger community action and pride, local decision-making, responsive public services Chapter 5 TOWN CENTRES How they look and feel, and what they have to offer: more homes and more facilities Chapter 6 GETTING ABOUT Excellent public transport, walking and cycling - within the Garnock Valley and to other places, accessible to all Chapter 7 COMMUNITY LIFE Top quality community spaces, services, shops, restaurants etc - with more events and activities Chapter 8 PARKS & OUTDOOR SPACE Managing, maintaining and enhancing our parks and the outdoor spaces for health and wellbeing Chapter 9 HOUSING & POPULATION Good quality, affordable, sustainable homes for everybody - existing and new-build Chapter 10 YOUNG PEOPLE More opportunities for our young people: work, play and participating in the future of their place Chapter 11 JOBS & BUSINESS Support local business and jobs, modern manufacturing and the visitor economy 37
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ACTION & DECISION MAKING Why we need action We want and need to put Community Wealth Building and community empowerment into practice (see page 14). That’s because the old ways of doing things haven’t shifted the dial on the challenges described in chapter 1. Action needs to be community-led, working in collaboration with authorities - bolstering local identity, community pride and empowerment, all of which are important to us (see survey results on page 12). What we want to achieve We need to build capacity, collaboration and leadership from the ground up. Decision-making and action needs to be community-led and take place in a spirit of genuine partnership and collaboration between communities and local authorities. More specifically: • We need to strengthen the ability of community groups and small businesses to act, grow and shape their local areas. This means fostering collaboration and shared planning across sectors, laying the groundwork for long-term community-led regeneration. • The community’s capacity to generate income and disburse resources should be built up so that we become more reliant on our own assets such as renewable power (see Appendix 9). • This Plan should guide decisions on public service delivery and investment in the Garnock Valley over the next 5-10 years. • The public sector and community organisations should work together to deliver services, with resource allocation, empowerment and shared decision- making to match - putting Community Wealth Building into practice. On the ground, this would mean: • Support for the Garnock Valley’s many smaller community organisations to deliver this Plan, such as Beith Cultural & Heritage Society (the Townhouse), Dalry She Shed & Garnock Valley Mens Shed. • Bigger local community-led organisations being encouraged & supported to take on a bigger role in delivering this Plan & supporting smaller organisations. • Creating Community Development Trusts or equivalents in each town with paid capacity to deliver this Plan, similar to the role that Beith Trust already has in Beith. • Continued support for our three Community Councils and other representative groups like Barrmill Community Association to champion and deliver this Plan. What needs to happen The rest of this chapter contains specific actions to make these things happen. Specific priorities for each of our towns and villages are identified in chapters 12-15. Everybody will need to work together to make these things happen (see chapter 16), and we will need to secure support and resources. This Plan will help with that. Appendix 9 contains findings on potential models for a community-led delivery organisation, work which was undertaken as part of preparation of this Local Place Plan. 20 4 Quotes from survey responses (see page 12) More ways to engage people in community & shape services Prioritise funding through community engagement Please follow up plans with actions! Recognising public sector funding/budget challenges, work together to submit bids for external funding (and build capacity in the community to support this). Create a guaranteed income stream, e.g. community ownership of renewable energy generation 38
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4.1 Garnock Valley Community & Business Infrastructure Partnership What is it? Establish a structured, resourced programme to build infrastructure for long-term, community-led change across the Garnock Valley. The Partnership would support community groups, social enterprise & small businesses, recognising the challenges they face & the potential for mutual support. It should be a strategic partner of North Ayrshire Council & the Garnock Valley Locality Partnership. What will it do? Support smaller organisations: • Mentoring, governance support, insurance hosting, funding guidance, venue access • Shared resources (e.g., communications, finance systems, volunteer recruitment) Develop delivery capacity: • Staffed coordination team to support programme design, monitoring and reporting • Facilitate joint delivery of food, employability, well-being and place-based programmes • Deliver training for staff and volunteers across the sector Explore and prototypes new structures: • Test what a Garnock-wide community-led delivery organisation could look like in practice (federated vs single body) - see 4.8 on page 23 • Develop shared values, working agreements and strategic planning tools Who would be involved? Local community anchor organisations would lead, drawing on their collective expertise, in partnership with other existing and emerging community organisations across the Garnock Valley. 21 INSPIRATION FROM ELSEWHERE Kyle of Sutherland Development Trust Kyle of Sutherland Development Trust works across three Community Council areas in mid Sutherland. Since it was formed in 2011, the Trust has secured over £10 million from investors and windfarm community benefit funds. With 16 staff (9.5 full time equivalents), it has delivered several large capital investment projects and other activities. Every four years, the Trust secures core funding from community benefit funding for its staff team and operations. Projects delivered in partnership with other local organisations include: • A new business centre in Ardgay, redeveloping a derelict hotel and old barn • Acquisition, refurbishment and reopening of the derelict Falls of Shin Visitor Centre • The Kyle of Sutherland Hub - repurposing an old coal yard by creating a purpose- built community centre with gym soft play area, cafe and community spaces. • Acquisition and retention of Bonar Bridge Post Office and adjacent house, retaining existing jobs. • Thirteen affordable homes, in partnership with a local Housing Association. For more detail, see this independent evaluation (chapter 4). 39
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4.2 Community Group Start-Up Support Help new and emerging grassroots organisations get going. • Governance support, funding advice, insurance cover, policy templates. • Training for trustees, directors, committee members and volunteers. • Light-touch mentoring programme. 4.3 Micro & Start-Up Business Incubator Support for small businesses, traders, and social enterprises. • Partnership with North Ayrshire Council’s Business Gateway and Business Growth Team. • Training in marketing, finance, digital presence. • Affordable space-sharing models in vacant units. 4.4 Shared Back Office Services Help groups and businesses focus on delivery, not admin. • Pooled access to communications, finance tools, HR templates, volunteer recruitment. • Coordinated volunteer bank for local projects. 4.5 Training for Change Programme Valley-wide training programme for staff, volunteers, and business owners. • Delivery in partnership with North Ayrshire Council Community Learning & Development and training providers. • E.g: governance, safeguarding, digital, finance, budgeting, first aid, customer service, food hygiene etc • Delivered locally, with low or no cost. 4.6 Community Delivery Pilot Fund Funding and support for collaborative, local community-led activity. • Seed funding for co-designed programmes (e.g. food, wellbeing, employability). • Support with programme design, delivery, and evaluation. • Coordinated reporting to reduce admin burden. 4.7 Local Collaborative Commissioning Test new ways of commissioning services through community partnerships using Community Wealth Building principles. • Co-design and delivery services with North Ayrshire Council, the Locality Partnership / Community Planning Partnership, NHS etc. • Build delivery capacity amongst local charitable community-led organisations to deliver services and invest in the local community. • Pilot joint funding arrangements and shared impact reporting. 22 40
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4.8 ‘Garnock Valley Community Development Trust’ Model Exploration Explore the creation of a Garnock Valley- wide Community Development Trust or equivalent. • Test federated vs single-entity models. • Host workshops, consultations, and study visits. • Develop shared values, governance, and strategic planning tools. 23 INSPIRATION FROM ELSEWHERE 9CC Group, Cumnock & Doon Valley • Nine Community Councils working together to receive and disburse community benefit payments from local windfarms. • Launched in 2023 with a single vision covering all 9 Community Councils across the Doon Valley. • £100m over the lifetime of the windfarms, spent in line with an overall community-led plan. • More information at 9ccg.co.uk. INSPIRATION FROM ELSEWHERE Point & Sandwick community windfarm Point & Sandwick Community Trust in the Western Isles has developed the UK's biggest community-owned commercial-scale windfarm - which now produces £900,000 a year in net income for the local community. It has already enabled investment of £2m in island projects. Once capital costs have been repaid, it will enable investment of that amount every year. More information at www.hie.co.uk/ knowledge-library/case-studies/ pointandsandwick/ 41
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TOWN CENTRES Why we need action Our town centres in Beith, Dalry and Kilbirnie are the physical hearts of our communities: the most accessible points in each town with history, character, facilities and services. But they are in a sorry state with neglect, dereliction, vacancy and poor choice of shopping, entertainment and amenities. We need to up our game to boost investment, growth, quality of life, health and wellbeing, and community pride. We want to bring new life to our town centres so that they are the focus of sustainable local communities, in line with the Scottish Government’s ‘Town Centre First’ policy (see National Planning Framework 4, Policy 27) and local living and 20 minute neighbourhoods guidance. What we want to achieve Our vision is of our town centres being smarter, tidier and thriving places, with more people living in our town centres, public services and small businesses. Priorities: • Reduce the amount of vacant and derelict property, particularly prominent buildings and sites in each town centre (specific buildings are identified in chapters 12-14). • Increase business activity and investment, particularly small businesses. • Flexibility for more town centre living: high quality flats and houses in central, accessible locations. • Focus public sector services and investment to town centres, in line with the Scottish Government’s Town Centre First Principle. • Improve the condition of streets, buildings and spaces - their look and feel, to make them more attractive to spend time in and move around on foot. What needs to happen The rest of this chapter contains specific actions to make these things happen. They focus on activating the built environment in ways that benefit both residents and local enterprise. They rely on the skills, confidence, and collaborative capacity developed in the previous chapter to ensure change is rooted in local needs and community leadership. Specific priorities for each of our towns and villages are shown in chapters 12-15. Everybody will need to work together to make these things happen (see chapter 16), and we will need to secure support and resources. This Plan will help with that. 24 5 Quotes from survey responses (see page 12) compulsory purchase orders on vacant properties and either returned to community ownership or developed as social housing Create a pride in the area by removing empty and derelict properties from the town centre. Potential incomers cannot be impressed with the current state of the towns. Make the owners of the empty units accountable for their upkeep. Offer incentives to businesses to want to invest and set up shop in the valley Need shop fronts painted and tidied up. The Garnock valley is very run down. Beith was a lovely wee town when we moved here 42
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5.1 Town Centre Spring Clean Festival Community-led improvement of public spaces and streetscapes. • Volunteer-led clean-ups in Beith, Dalry, Kilbirnie and Glengarnock. • Activities include litter picks, planters, signage refresh, painting, pressure-washing / soft washing buildings. • Involve schools, men's sheds, gardening groups. 5.2 Shopfront Boost Grants Small grants for facelifts of shopfronts and public-facing buildings. • Grants available to active and vacant properties, like the £1.5m CARS repair scheme in Millport town centre. • Focus on conservation, good design, and aesthetic uplift. • Deliver jointly with NAC & Historic Environment Scotland’s Heritage and Place Programme. 5.3 Vacant to Vibrant Property Reuse Scheme Turning empty or unloved buildings into community and business assets. • Live register of vacant buildings with ownership/contact details. • Support reuse with feasibility studies and small capital grants. • High level condition reviews of buildings in Conservation Areas. • Focus on key sites including Walker Hall, Anderson Hotel/Merchants Yarn, St Margaret's Church, Geilsland House & Estate. • Explore varying business rates to encourage property reuse. 5.4 Landmark Sites Programme Strategic focus on key underused or symbolic buildings. • Bring together partners to create reuse plans. • Apply for larger capital grants (RCGF, THI, etc.). • Host public visioning events to co-design future uses. • Phased approach of feasibility studies leading to capital projects. 5.5 "Love Garnock Towns" Communications Campaign A shared identity and PR campaign for all towns. • Develop brand identity (e.g. "Love Beith", "Love Dalry"). • Launch dedicated website, social media, and print materials. • Share positive stories, promote projects, and build engagement. 25 INSPIRATION FROM ELSEWHERE Vibrant Gala Galashiels has a population of around 12,000. A former industrial town, it shares some challenges with the Garnock Valley - including a town centre with high levels of vacancy and neglect. Energise Galashiels Trust, a community organisation, was established in 2014 to tackle the situation by creating a more vibrant and welcoming community. Since 2020, its energies have focussed on the Vibrant Gala Project, with support from South of Scotland Enterprise and Scottish Borders Council. Individual initiatives have included: • Marketing Galashiels: Heartland of the Borders with digital support to enterprises including branding, website and social media. The website lists over 125 businesses and attracts 1,500 visitors a month. • Improvement of 35 town centre properties with grants totalling £120,000, focussing on long term vacant properties and new & expanding businesses. • Galashiels Heartland Awards for local businesses and organisations, with a popular public vote. • Tapestry Way Feasibility Study and associated development activity to maximise the positive impact of the Great Tapestry of Scotland. For more information, visit this webpage. 43
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5.6 Community-Led Cultural & Regeneration Programme • Gala-style festivals as a route to increased footfall, civic pride and business income. • Promote and support cultural re-use of buildings (inspired by CentreStage, Kilmarnock; see right) — especially key town centre buildings like Beith Town House and Anderson Hotel, St Margarets Dalry and the Library opposite, and the Walker Hall in Kilbirnie as multi use spaces hosting enterprise, hospitality, performance, learning and/or creative activity. 5.7 Destination Towns Develop complementary brands/identities for each town based on authentic local culture and heritage, for residents and visitors, and working with educational institutions, local businesses and creative organisations. The branding/identities could reflect the Garnock Valley’s agricultural heritage (e.g. local produce and farmers’ markets), and the industrial, manufacturing, crafts and Rabbie Burns heritage of the towns: • Beith: furniture, cabinet making. • Dalry: weaving, mining, ironworks, brickmaking. • Kilbirnie and Glengarnock: steelworks, rope making. This should include creative workshops, mural trails, exhibitions & markets to showcase local talent, encourage participation & attract visitors. 26 INSPIRATION FROM ELSEWHERE CentreStage, Kilmarnock Since it opened its doors in 2006, CentreStage has been bringing people of all ages and backgrounds together through arts activities: classes, musical theatre, dance, acting, singing, Get Happy community activities and much more. 1,200 people get involved in activities every week, bringing joy and happiness to individual lives - and helping people to fulfil their potential, improving wellbeing and tackling poverty in the process. The team is also out and about in prisons, in care homes and in harder to reach areas. And it is not just the performance arts that are learned and honed at CentreStage. Prop-making, lighting, stage management, reception, hospitality outreach and catering - the list is endless. As well as supporting people across Kilmarnock and Ayrshire, CentreStage also plays a big role in the town’s regeneration as a place. The former Kilmarnock Academy - a prominent 1.8 hectare vacant site on the edge of the town centre - has been repurposed into a multimillion pound ‘neighbourhood’ with a new state-of-the-art theatre that won Scotland’s Best Theatre 2022. The site as a whole is home not only to CentreStage but to other social enterprises - quite something for two teachers Fiona McKenzie and Paul Matheson who left the security of their profession in pursuit of a dream 20 years ago. INSPIRATION FROM ELSEWHERE West Kilbride Craft Town The Craft Town Initiative was born in 1998 to use local arts and crafts to tackle the 50% vacancy rate in the town centre’s shops. Nine empty premises were purchased and turned into studios. The Barony Centre opened in 2012 with exhibitions, classes and a cafe. New businesses have followed, including shops and a bistro. Find out more in the Scottish Town Toolkit, which also tells the stories of Wigtown Book Town and Kirkcudbrightshire Artists’ Town. 44
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GETTING ABOUT Why we need action Transport emerged as the top priority in our community survey (see page 12 above). Better transport will increase access to jobs and key services like hospitals, help tackle social isolation, increase footfall in our town centres, tackle inequality and help each of us make sustainable transport choices - as the recent Travel Needs Analysis shows. Buses are a lifeline for many of us, but they don’t provide the services we need - an issue across Strathclyde. Beith is particularly poorly served: the town has no rail link and the last bus back from Glasgow is at 5:15pm. Although we have good trains to Glasgow and Irvine, our railway stations are not centrally located and are poorly integrated with buses. We want to be able to walk and cycle safely - for our own health and wellbeing, so we can move around more cheaply, and so we can do our bit for climate change. But pavements are often in poor condition. Key links are missing, such as between Dalry and the rest of the Garnock Valley, and across the A737 Beith bypass to the villages. And over two-thirds of the National Cycle Network through the Garnock Valley is on roads with no segregated provision for cyclists. What we want to achieve Map 34 overleaf shows the network of connections we are aiming for within and beyond the Garnock Valley. Making that happen will mean that: • People can use public transport to get to work, study, healthcare and recreation opportunities in the Garnock Valley and further afield in Glasgow, Irvine, Kilmarnock and the Three Towns. • People can walk and cycle safely within and between our towns and villages - including to access daily needs such as shops, schools and public services. • We can tackle climate change, inequality, health & wellbeing and community wealth- building through less car use. What needs to happen We have already made a good start: the community-led Garnock Valley Travel Needs Analysis provides an evidence base about the improvements and actions needed. The rest of this chapter contains specific actions to make these things happen. Specific priorities for each of our towns and villages are identified in chapters 12-15. Everybody will need to work together to make these things happen (see chapter 16), and we will need to secure support and resources. This Plan will help with that. 27 6 Quotes from survey responses (see page 12) Bus services slowly being removed, reverse decline. Trains ok but too dear and don’t run with buses. More frequent local bus service that integrates with rail timetable. Bus service to and from Glasgow in the evening 5 mins in the car and over an hour to get a bus to the next town, with no safe way to walk. No use! The pavement between Beith and Glengarnock is brilliant. We need more ways to get about. 45
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6.1 Community Bus • Frequent local services linking towns, villages, rail stations, Garnock Campus, Lochshore and Geilsland. • Smaller vehicles with disabled access. • Plenty of similar examples to learn from across Scotland. • Develop with SPT and the Community Transport Association. • More details: Garnock Valley Travel Needs Analysis (page 79). 6.2 Bus Improvements • Timetable updates for existing services, particularly bus/rail connections at Glengarnock station and access to big employers. • Additional bus subsidies to provide better routing and timetabling, e.g. alter bus 337 to Crosshouse Hospital to serve Kilbirnie and Dalry as well as Beith. • More details: Garnock Valley Travel Needs Analysis (pages 79-80). 6.3 Real-time Bus Information • Live bus tracking app. • More details: Garnock Valley Travel Needs Analysis (page 80). 6.4 Garnock Valley Zonecard • Investigate Garnock Valley Zone so passengers to travel on bus/rail services run by different operators under the one ticket. • More details: Garnock Valley Travel Needs Analysis (page 80). 6.5 Beith North Railway Station • Reinstate former railway station at bottom of Kings Road, with walking and cycling connections (see chapter 12, Map 4a). 6.6 A737 Beith Bypass Upgrade • Implement A737 Beith bypass improvements promoted by Transport Scotland, including safe pedestrian crossings and junction safety. • Will improve walking/cycling safety between Beith, Geilsland/Spiers, Gateside and Barrmill. • An urgent priority which has been shovel-ready for many years. Consider phasing to accelerate its implementation. • See also chapter 12, Map 4a. 29 INSPIRATION FROM ELSEWHERE South Ayrshire Community Transport • Bigger community initiative covering a larger area • Multiple modes of transport: scheduled buses, minibus hire, excursions, ebikes • More information at www.sacommunitytransport.org • Uses public subsidies previously directed to commercial operators • Another example is Annandale Community Transport in Lockerbie, established 1999 INSPIRATION FROM ELSEWHERE Black Isle Wee Bus • Community-led electric minibus based in Culbokie on the Black Isle. • Daytime & evening bookable service locally & and to supermarket etc in Dingwall. • Uses public sector subsidies previously directed to commercial operators. • Now being expanded to cover the whole of the Black Isle as proposed in the Black Isle Local Place Plan. • More information here. 47
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6.7 Dalry Connections • Link Dalry with Kilbirnie and Kilwinning with traffic-free cycling/ walking route as shorter rerouting of hilly on-road section of National Cycle Route 7 (see chapter 12, Maps 5a and 6a). • Dalry-Saltcoats: reinstate proposals for pedestrian & cyclist provision in proposals for B714 upgrade. 6.8 Lochshore Connections • Reopen Ladeside Park footbridge to give access from Kilbirnie. • Better walking and cycling links to/from Kilbirnie, Glengarnock and Beith, including signage. 6.9 Towns & Villages Road Safety Programme • Village and town centres: reduce vehicle speeds and improve pedestrian safety (see chapter 15, Maps 8 and 9). • Safe walking/cycling routes between Beith and Barrmill/Gateside (see chapters 12 and 15). 6.10 Parking • Lack of public parking is a challenge in residential areas, town centres and railways stations across the Garnock Valley. It impacts on emergency & public services and is made worse by poor public transport. • A comprehensive analysis of parking management, public transport and active travel is needed in each town. 6.11 Cycle Storage • Secure cycle storage at rail stations, key bus stops, town/village centres, schools and other hubs like Garnock Campus, Lochshore and community centres. 6.12 A737 Contingency Plan • Put in place contingency arrangements for when A737 is closed for accidents or repairs, to ensure traffic and economic activity still flows. 30 INSPIRATION FROM ELSEWHERE Broadford & Strath path network, Skye • Network of paths built up project by project by Broadford & Strath Community Development Company since 2000 • Provide safe walking routes off roads for locals and visitors • Includes heritage trails involving restoration of historic pier & links to other historic sites • Latest phase is safe cycle route from Skye Bridge to Broadford, itself part of larger Isle of Skye Cycle Network project • More information at www.broadfordandstrath.org INSPIRATION FROM ELSEWHERE Roadside walking/cycling routes, Islay • Loch Indaal Way: 2 mile route linking Port Charlotte & Bruichladdich • Three Distilleries Way: 3 mile route linking Port Ellen & Ardbeg • Example for proposed Dalry-Kilbirnie National Cycle Route realignment; similar to Beith-Glengarnock roadside path 48
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COMMUNITY LIFE Why we need action Sense of community is important to us in the Garnock Valley. We are proud of our identity and heritage. To keep our communities alive and thriving, we need local services, facilities and amenities in our towns and villages: • Indoor and outdoor spaces where we can meet and do things such as cinema nights, youth cafes and farmers’ markets. • Groups and organisations where we can do things together and look after each other, whether we have lived here a long time or have recently moved here. • Events and activities to bring us together and tackle social isolation. And we need to make sure that young people and families opportunities and reasons to stay here - because they are the future of our communities. ) What we want to achieve • A network of community hubs giving affordable and good quality space for community activities in each of our towns and larger villages. • More events and activities - things to join in, watch and participate, including family- friendly, sports, exercise, music, performance, crafts, history, learning, indoor and outdoor, culturally sensitive… anything that brings people together! • Retain & enhance local services, facilities and amenities in each of our towns, in line with the Scottish Government’s Local Living / 20 Minute Neighbourhood guidance. This should include health & social care, toilets, libraries, parks, recreation & community safety. • More choice of shops, cafes, restaurants, accommodation & other services. • Ultimately, a more active community with better health and wellbeing outcomes, more social inclusion and greater community pride. What needs to happen The rest of this chapter contains specific actions to make these things happen. Specific priorities for each of our towns and villages are identified in chapters 12-15. This should be read in conjunction with the actions elsewhere in this Plan which will support community life, particularly: • Community action (chapter 4) • Town centres (chapter 5) • Parks and public spaces (chapter 8) • Young people (chapter 10) Further actions will need to be developed to deliver the intended changes over the 5-10 year lifetime of the Plan. Support and resources will be needed, and we know it will be challenging to deliver everything. Equally, cherry-picking one or two actions and hoping to achieve success will not be enough. A combination of actions will be needed to deliver positive change, and others will emerge beyond those listed overleaf. Chapter 16 contains more information on how everyone involved needs to work together to implement the Plan. 31 7 Quotes from survey responses (see page 12) More community activities at an accessible price for families Making the area look better would go a long way to improving morale and encouraging people to have more pride in their community Local farmers markets, night time events. Places for teenagers to go, maybe cafes opening for kids 49
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7.1 Matching Community Activity to Community Spaces We want to retain and enhance indoor community spaces in Beith, Dalry, Kilbirnie, Barrmill, Burnhouse, Gateside and Glengarnock—and support and encourage a range of affordable community activities and events in each town and village (indoor and outdoor; daytime, evening and weekend; for different age groups; sport and exercise, arts and crafts, recreation, biodiversity and learning). The way that is done is really important: it must be community-led. Existing organisations and venues that are well-positioned to lead community hub activities need to be supported. For example: • Beith: Beith Community Association and Beith Community Development Trust, with its strong track record of engagement and delivering projects such as Beith Astro and Geilsland, are well placed to lead revitalisation of community spaces in Beith. • Dalry: As an established central point for activity in Dalry, the Community Development Hub could be further supported to broaden its reach and impact. The forthcoming closure of St Margaret’s Church is an opportunity to consolidate existing spaces and create a larger central contemporary community space, including using key buildings around the square. • Kilbirnie & Glengarnock: With the right support, local community organisation(s) could co-ordinate and drive improvements in community facilities and a joined-up programme of activity. • Barrmill & Gateside: replacement of Community Association’s life- expired Community Centre will enable it to continue as the community hub for Barrmill and Burnhouse, potentially also enabling redevelopment of adjacent prominent derelict land. (See chapters 12-15 for site-specific information in towns and villages.) Rather than focusing solely on buildings, it is the activity, energy and purpose within a space that ultimately builds success—like Kilmarnock’s CentreStage (see page 26). By investing incrementally over time in the people, ideas and programmes that bring places to life, we can allow activity to lead the way—ultimately creating vibrant, well-used community spaces that are responsive to local needs and which evolve organically. Using this approach, it is the activity and energy of people that drive the development of place, not the other way around. 32 INSPIRATION FROM ELSEWHERE Inverclyde Shed The Inverclyde Shed is an award-winning 100% volunteer-run grassroots organisation with the aim of providing spaces for people to come together, be involved, grow and share their skills & experiences. It operates a workshop in Greenock and growing spaces in Port Glasgow, Greenock & Gourock. The Shed reduces social isolation & loneliness through activities where people can build genuine lasting friendships, improve their physical & mental wellbeing, and develop their capacity to share their skills and knowledge with others in the community. Activities take place all day every day— making, arts, crafts, sewing, carving, music, creative writing, gardening, growing spaces, bee keeping, hydroponics and much more. The Shed is a registered Scottish Charitable Incorporated Organisation. When people join, they are joining a community of over 450 members who work together, take shared responsibility, and have a say in what they do. “I was aware of the Shed, but I didn't realise the enormous impact it makes for the residents in this area. I became a member about 9 months ago when I signed up for the creative writing class and it's been a fantastic experience. … I'll be a member for life now.” —Iris Potter More details: www.inverclydeshed.co.uk 50
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7.2 Garnock Campus & Lochshore • This Valley-wide facility needs enhanced community access: # Greater community role in management and programming. # Bigger range of activities e.g. watersports at Lochshore, leisure classes. # Valley-wide public transport & walking/cycling access (see chapter 6). 7.3 What’s On Garnock Valley • Digital diary of events and organisations. • Start small by using social media. • Could develop to include digital signage in town centres. • Complement with contact list of community organisations and volunteers. 7.4 Tour de Garnock 2027 • Public ride event from Lochshore to showcase our scenery & heritage with permanent route signage for the future. • Link with the Tour de France 2027 Scottish start and build on the success of Dalry’s annual Skirt the Skeith road run. 7.5 Local Living • Retain, provide & enhance key public services in each town, including health centre, community centre, library, play areas and green spaces, toilets, childcare and banking hub. 33 INSPIRATION FROM ELSEWHERE Kilwinning Banking Hub • Shared banking space on the high street: counter service operated by the Post Office with cash transactions for all major banks and building societies, access to bank representatives • For personal & business customers • Enables local access to cash following closure of bank branches • Funded by high street banks through Cash Access UK not-for- profit company • Kilwinning Banking Hub in former Clydesdale Bank is a local example 51
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7.6 Beith Health and Wellbeing Centre • Replace existing sub-optimal health centre with new fit-for- purpose hub; NHS Ayrshire & Arran is awaiting funding. • Options appraisal needed to consider: # Refurbishment of existing premises. # New build on existing site. # Relocation elsewhere in the town centre. # Co-location with other services (e.g. community centre, library). # Re-use existing premises for affordable housing or community space. 7.7 Action on Mental Health • Develop programme to tackle mental health issues and loneliness, including increased social prescribing and health advocacy in local hubs. 7.8 New Scots • Supporting New Scots to make the Garnock Valley their home, including access to facilities like swimming pool & gyms in line with their cultural requirements. 7.9 Community digital infrastructure • Explore public or community ownership of fibre broadband networks, public wifi, cloud/data infrastructure, digital services, AI infrastructure, smart grids etc as a strategic utility. • The aim is to create a replicable model of energy transition and economic empowerment. 34 INSPIRATION FROM ELSEWHERE Renfrew Health & Social Care Centre • Social Work, 3 GP Practices, dental practice, NHS services (physiotherapy, podiatry, speech & language therapy, learning disabilities services, District Nurse & Health Visitor, audiology) • Award-winning NHS/Council project • Catalyst for regeneration of Renfrew • An ideal model for Beith— with a lead role for the local community like community-owned medical centre in Fort Augustus? 52
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PARKS & OUTDOOR SPACE Why we need action Our parks and outdoor spaces, like our town centres, are the heart of our communities. They are places to meet, recharge our batteries, and enjoy the outdoors. They also have a vital role in making the Garnock Valley a more attractive place to live by improving our health, wellbeing, economy and pride. But, like our town centres, they need some tender loving care. Communities are often best placed to improve parks and open spaces—as witnessed by excellent community-led initiatives in parks in Beith, Dalry, Barrmill, Gateside and Glengarnock in recent years. But they do need support. Similarly, our wider public realm of streets, footways, verges and other public spaces need positive action to tackle worn-out surfaces, encroaching vegetation, accumulated litter, damaged drains and so on. What we want to achieve • Maintain and enhance our valued parks and open spaces identified in chapters 12-15, developing a new community-led model. As explained in chapter 4, focus on people first: better places will follow. • Ensure that Beith and Dalry meet Fields in Trust standards for open space (see North Ayrshire Open Space Audit 2022, section 5.2). • Make more of the potential of Geilsland/ Spiers and Lochshore to foster closer relationships between community, heritage and nature - and to generate a new level of recreational and economic opportunities. • Smarten up the wider public realm around the Garnock Valley so that it contributes positively to the community. What needs to happen The rest of this chapter contains specific actions to make these things happen. Specific priorities for each of our towns and villages are identified in chapters 12-15. Further actions will need to be developed to deliver the intended changes over the 5-10 year lifetime of the Plan. Support and resources will be needed, and we know it will be challenging to deliver everything. Equally, cherry-picking one or two actions and hoping to achieve success will not be enough. A combination of actions will be needed to deliver positive change, and others will emerge beyond those listed overleaf. Chapter 16 contains more information on how everyone involved needs to work together to implement the Plan. 35 8 Quotes from survey responses (see page 12) Go back to basics and get on top of keeping the towns well maintained, somewhere people can be proud to live and proud to walk through Clear litter from main roads, thrown by drivers. Not the councils fault but the litter is shocking across the Garnock valley. Better education/ fines/ signs encouraging to take litter home. Better play equipment and lighting in parks 53
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8.1 Dalry Park • Support selective community acquisition and management of the public park by Dalry Community Sports Club. • Extend the public park eastwards towards DSM, including new/ repaired footbridge (see chapter 13). 8.2 Geilsland, Spiers & Lochshore Living Heritage Project • Reimagine Geilsland Estate / House, Spiers Old School Grounds and Lochshore Park as a layered site combining heritage, learning, education and nature-based activity (see chapters 11, 12 & 14). • Lochshore: must be viewed as a strategic asset for the whole Garnock Valley. It must not displace activity from elsewhere in the Garnock Valley, and existing activities must not be encouraged to move there from elsewhere in the Valley. Initiatives at Lochshore must be implemented in that context, and must cascade benefits out across the GV as a whole, as originally envisaged. • Lochshore should be developed as a day-visitor attraction for Ayrshire, Renfrewshire and Glasgow. This should include developing watersports facilities and activities on Kilbirnie Loch with Kilbirnie Loch Management Group and others. • These sites have a deep connection to cultural heritage, education and landscape with great potential for recreation, access to nature, green employability and training. • Put in place appropriate signage, wayfinding and PR for people to easily find Lochshore, Geilsland and Spiers. 8.3 Walking the Valley • Connect all of these spaces—Spiers, Geilsland, Lochshore, Dalry Park and more—through storytelling trails, Interpretive Art local guides, and participatory mapping. Create a network of meaning, memory, and movement across the Garnock Valley. • Map/audit rights of way / Core Paths and keep them clear. 36 INSPIRATION FROM ELSEWHERE Super Slow Way, Lancashire • Started 2015, shaped by the local community working alongside artists • Supports people with no arts experience to weave the fabric of a future cultural landscape along the Leeds & Liverpool Canal using its rich assets of environment, heritage & community • Free family friendly activities from canoeing & growing projects to arts & music - more info at www.superslowway.org.uk INSPIRATION FROM ELSEWHERE The Leven Programme, Fife • Series of connected projects along the River Leven in Fife, from Loch Leven through Glenrothes to the coast at Leven and Methil • All linked to environment, heritage and people • Government, businesses & communities working together to deliver environmental improvements in and around the river, and maximising the social and economic opportunities the improvements bring • The Garnock Valley offers an opportunity to do something at similar landscape scale but more community-led • Started 2018, runs to 2030 • More information at www.theleven.org 54
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8.4 Festival of Parks and Places • Host a rolling programme of creative, low-cost events across Dalry Park, Lochshore, Geilsland / Spiers, and rejuvenated Orr Park in Beith and Kilbirnie Public Park—tying each event to a seasonal theme and inviting community co-creation. • Building on existing activities, organise a programme of community activities in parks and greenspaces across the Garnock Valley. 8.5 Living Parks & Playable Places • Bring together local gardeners, artists, families and schools to shape pockets of activity in each public park—from grow spaces and story poles to play trails and pop-up repair cafés. Start small and build up. • Ensure that every community has well maintained and accessible play parks, greenspace and path networks. As well as spaces already mentioned and those shown on the maps in chapters 12-15, priority areas should include Dalry community garden, Lynn Falls at Dalry, Glengarnock, Beith Astro and Place Woodland, Kilbirnie. 8.6 Spring Clean Festival • Community-led improvement of public spaces and streetscapes—see chapter 5 (proposal 5.1) 8.7 Nature Networks • Encourage linking up of habitats and greater access to natural environments. 37 INSPIRATION FROM ELSEWHERE Zetland Park, Grangemouth • Community-driven, local authority- enabled regeneration of the main public park—led by community group Friends of Zetland Park with support from Falkirk Council, £1.2m National Lottery Heritage Fund grant & Sustrans • Capital works included cycling pump track, tennis courts, community orchard, path improvements, performance space, wildlife pond in the derelict boating pond, war memorial and fountain renovations & heritage-themed play park • £130k activity programme includes oral histories, annual science festival, event days, flag design, sports, photography, cycling/bike activities & performing arts 55
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HOUSING & POPULATION Why we need action We are a popular place to live, and rightly so. Demand for housing in the Garnock Valley is on the rise. That’s good: more households and residents will help sustain and build our communities and the facilities and services described in this Plan. As we attract more people, we need to: • Create homes that are affordable for local people on lower incomes and those with particular needs, like older people, young families and disabled people. • Make sure people have access to the facilities they need like healthcare, parks and transport. • Improve our town centres by redeveloping vacant property there into new homes. • Avoid building on assets which the local community uses and values, like valued green spaces. We must also upgrade existing homes which are energy inefficient or below tolerable standard, particularly rented homes and those on lower Council tax bands. What we want to achieve • Build new homes where they encourage residents to use local facilities and be part of communities—rather than drive elsewhere for shopping, work and recreation by developing away from town centres next to the A737, for example. • Use new housing to help deliver other elements of this Plan, like community facilities and infrastructure—and prevent new development without appropriate supporting infrastructure. • Offer a mix of tenures and price points in new housing developments, so that there are opportunities for existing local residents to rent or buy. • More ‘town centre living’ with more residents and activity in our town centres. • Ensure that existing homes are energy- efficient and up to tolerable standard, particularly for people on lower incomes. • Local residents, especially young people, should enjoy training and job opportunities from local development and construction. What needs to happen The rest of this chapter contains specific actions to make these things happen. Beyond a focus on reuse of vacant or derelict property in town and village centres (priority sites are identified on the maps in chapters 12-15) and sites already identified in the Council’s Housing Land Supply 2023-24, we have only suggested a few potential sites for new homes. They will need more technical work on things like, for example, drainage, ground conditions, biodiversity and development viability. Chapter 16 contains more information on how everyone involved needs to work together to implement the Plan. 38 9 Quotes from survey responses (see page 12) Vacant shops and businesses turned into homes.- support from the planning department for this to happen You cannot continue to build houses (which is good) without improving infrastructure, access to GP’s, transport, dentists, schools, town centres, housing, investment is needed in these areas “Restore town centres, keep lovely facades but internal new homes - no need to demolish, recycle big time! Warmer homes and energy futures. 56
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9.1 Key Sites Programme • Redevelop key town and village sites in chapters 12-15 for affordable or specialist housing 9.2 Town Centre Living • In town & village centres, reuse vacant property and tackle landmark sites (see 5.3 & 5.4) 9.3 Fuel Poverty Programme / Housing Retrofits • Promote existing home energy initiatives & grants • Upgrade homes on lower Council Tax bands (esp. if below tolerable standard) to higher EPC ratings with grants / low- interest loans & streamlined consenting • Retrofit existing homes for people who are older, disabled or in care to live more healthily, affordably and independently 9.4 Community Wealth Building in Construction • Apply Community Wealth Building principles to benefit local construction industry and create local training & employment opportunities 9.5 Community-led Planning Gain • Ensure that ‘planning gain’ funds linked to new development give residents access to the community facilities that they need and support delivery of this Plan, whilst complying with statutory requirements 9.6 National Planning Policy • Statements of Community Benefit (required by NPF4 Policy 16b for developments of >50 homes) should contribute to delivery of this Plan (see Appendix 1, item 5) • Implementation of NPF4 Policy 16e should require at least 25% of new housing developments to be affordable (see Appendix 1, item 4) 9.7 Population retention & youth recovery strategy • To bring together & complement various initiatives in the Plan around housing, education and careers 39 INSPIRATION FROM ELSEWHERE Chapelpark, Forfar • Conversion of derelict school building and site in town centre into 29 social rented homes— including new build • Funded by the local authority and Scottish Government • More detailed information in www.towntoolkit.scot • Example for former Glengarnock Primary School site and re-use of town centre derelict buildings INSPIRATION FROM ELSEWHERE Hope CoHousing, Orkney • A community interest company started by local residents in St Margarets Hope, Orkney • They want to stay in their community but need adaptable, accessible homes • Six community-led homes for older people are being developed • The group formed in 2018, construction due to start shortly • Supported by a housing trust, Scottish Government funding & local authority helping to find land • More information: hopecohousing.org & in The Guardian 57
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YOUNG PEOPLE Why we need action Our young people are the lifeblood of our community. We need to offer them more opportunities to have a rewarding youth, remove barriers to their participation in community life, and ensure they want to stay in the area when they leave education. Over 10% of respondents to the community survey (see page 12) suggested that we need to do more for our young people. What we want to achieve • Remove barriers to young people’s participation in community life. • Support young people to make more of opportunities available to them locally. • A dedicated youth space in each town which young people can call their own and where they can meet for free. • A variety of sporting and non-sporting activities and facilities for young people, building on local skills and interests. • Training and work opportunities for young people leaving school, particularly for those with fewer academic qualifications. • Tackle the climate emergency, a particular concern of young people. What needs to happen The actions below should evolve and be delivered with young people, Garnock Valley Youth Forum, the Council’s community learning and development team, schools & Ayrshire College: 10.1 Planning for Youth • Deliver youth aspirations through every element of this Plan, including: # Getting about (chapter 6) # Community life (chapter 7) # Parks and public spaces (chapter 8) # Jobs and business (chapter 11) 10.2 Youth Spaces • A dedicated youth space in each town that young people can call their own: good quality, equipped and free to access. • Implement as part of the Community Life proposals in chapter 5. • Create a Youth Shed for practical application of STEM/creative skills such as carpentry & photography—making things and sharing skills between age groups. 10.3 Activity Programmes • Ensure that there is a good range of youth activities, especially creative activities in Dalry and Kilbirnie (e.g. music, arts). 10.4 Youth Forum • Continue to support Garnock Valley Youth Forum as a space outwith formal education for young people to meet and develop, create opportunities, and speak on behalf of young people. • Support equalities, inclusion and neurodiversity, such as organising LGBT drop-ins in schools. 10.5 Partnership Working • Ensure good joined-up working & resourcing across organisations working with young people in the Garnock Valley, including NAC education, community learning and development, & schools. 10.6 Climate Action • Actions led by young people to tackle climate change. Ideas include an artistic climate posters trail, wildflower meadow, conservation groups and edible planters. 40 10 Quotes from survey responses (see page 12) encourage young people to start businesses to benefit the local community Provide more opportunities for young people, this needs to be consistent as often projects run for a just short while More free music & sports for children to access everything has got really expensive for kids & it shouldn’t be 58
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JOBS & BUSINESS Why we need action Traditionally, the Garnock Valley has made things: iron, steel, bricks, textiles and furniture, as well as agriculture of course. Although manufacturing has suffered setbacks, we still make things: from steel and rope to pharmaceuticals, green energy and hi- tech munitions. Our active business sector has willing entrepreneurs keen to build the local economy and support communities. They enjoy great locational advantages - close to Glasgow Airport, the Central Belt and strategic transport links, and much cheaper land and premises than in Glasgow. Being on the doorstep of the Central Belt with lochs, hills, heritage and good links, we have potential for a bigger visitor economy. To make the most of this potential, we need more land and premises for growing companies, a skilled and experienced staff pool, better public transport, and over- dependency on the A737. Our biggest asset is our 20,000 residents and their potential - with the right support - to create more jobs and businesses. Realising that promise would be putting community wealth-building (see page 14) into action. What we want to achieve • More local enterprises. • More firms moving to the Garnock Valley. • Existing businesses expanding and creating more jobs. • Better connections between local business and schools, to give more opportunities to young people and help recruitment • Easier for employees to get to work without a car. • More day visitors enjoying what the Garnock Valley has to offer. • Tap into the potential of the green economy and digital innovation. • Deliver the National Strategy For Economic Transformation locally. What needs to happen The rest of this chapter contains specific actions to make these things happen. Specific priorities for each of our towns and villages are identified in chapters 12-15. Further actions will need to be developed to deliver the intended changes over the 5-10 year lifetime of the Plan. Support and resources will be needed, and we know it will be challenging to deliver everything. Equally, cherry-picking one or two actions and hoping to achieve success will not be enough. A combination of actions will be needed to deliver positive change, and others will emerge beyond those listed overleaf. Chapter 16 contains more information on how everyone involved needs to work together to implement the Plan. 41 11 Quotes from survey responses (see page 12) More free music and sports for children to access everything has got really expensive for kids and it shouldn’t be Better engagement with education. More employment opportunities. Outreach from FE colleges/ higher education. invest for the future of the GV. Much has been spent to improve areas of Irvine, which is great, but other areas of NA are also in desperate need of the same level of investment and support for regeneration local initiatives giving 6 months of employment to gain vital experience and qualifications 59
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11.1 Local Business Support • Community-led support for private/social enterprises (see chapter 4), including in town centres (see chapter 5) 11.2 Enterprise Network • Establish a Garnock Valley enterprise network / forum, to champion local businesses and co-ordinate community / Corporate Social Responsibility activities • Include manufacturing, green technology, services and tourism 11.3 Enterprise Ladder • Identify sites and premises to create a ladder of accommodation, from small to large, for private and social enterprises to grow and locate in the Garnock Valley • Lochshore Industrial Estate offers good opportunities for sites and buildings of all sizes (see Chapter 14) 11.4 Spiers/Lochshore Living Heritage • Develop employment & training opportunities for environment/nature restoration/visitors, with the two sites working in partnership (see proposal 8.2) 11.5 Beith Crafts & Skills Centre • Skills initiative based on Beith’s heritage of woodwork and cabinet-making • Could be located in former United Presbyterian Church on Head Street, relocating Scout Group to Geilsland or elsewhere (see Chapter 12) 11.6 Garnock Valley First • Garnock Valley First procurement initiative in favour of local suppliers for all Garnock Valley Locality Partnership partners 11.7 Garnock Valley Pitch Book • Create Garnock Valley Pitch Book to target and encourage business investment, including hotel/hospitality 11.8 Garnock Valley Transport Improvements • Transport improvements to help staff get to work without a car (see chapter 6) • A737 contingency plan to keep economic activity flowing in case of closure (see chapter 6) 11.9 Childcare • Tackling barriers to childcare providers across the Garnock Valley, essential to support parents get work & earn money 11.10 Agriculture • Recognise the importance of agriculture to the Garnock Valley and the challenges that the farming community faces in terms of economics, rurality and climate change • Develop specific initiatives such as local food procurement supporting Garnock Valley farmers (as in East Ayrshire for schools meals) and support for carers in the agricultural sector. 42 INSPIRATION FROM ELSEWHERE Kirkconnel & Kelloholm Local Place Plan This 2023 community-led plan includes employment initiatives for the community, local businesses & the public sector, many similar to our aspirations: • Realise the training and employment potential of green energy • Develop a new skills, learning and innovation centre • Develop small workshop/industrial units • Prepare Upper Nithsdale visitor strategy More information in the Local Place Plan. INSPIRATION FROM ELSEWHERE “Kickstart”: MacTaggart Construction, Dalry Dalry-based MacTaggart Construction, one of Scotland’s biggest builders of social housing, has supported over 100 young people annually through employment, education andtraining initiatives since 2018. In 2021, McTaggart began the UK Government Kickstart Scheme to support young people aged 16-24 to gain a 6-month paid work placement. In the first year, 47 young people progressed to permanent employment or registered apprenticeships; 11 to college or further training; and 21 to paid jobs elsewhere using the skills and training. 19 decided the industry was not for them and were helped with further support. McTaggart’s model shows that the construction can offer effective training and development. More information on the McTaggart website. 60
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43 TOWN & VILLAGE PRIORITIES Chapter 12 BEITH Chapter 13 DALRY Chapter 14 KILBIRNIE & GLENGARNOCK Chapter 15 BARRMILL, BURNHOUSE & GATESIDE also refer to overall map in chapter 3 61
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BEITH Responses to the community survey (see page 12) offer an insight into people’s priorities for Beith. The summary diagram on the right summarises the responses received about Beith. There is a wealth of detail in the comments themselves, which are transcribed in Appendix 4. Together with comments from the town events and other work outlined in Chapter 1, this gives a good basis to identify local proposals to deliver the Plan’s priorities. Maps 5a and 5b on the next page show local priorities for Beith, with starting points for action on the subsequent page. The proposals should be read in conjunction with the Garnock Valley-wide proposals in chapters 4 to 11, and pedestrian/cycling connections across the A737 to Barrmill and Gateside in chapters 8 and 15. 44 12 Beith The community survey asked what should be done to tackle persistent challenges across the Garnock Valley. 280 people commented with specific suggestions for Beith. This infographic summarises the responses suggested by more than 1 person. A high-resolution version of this infographic and transcriptions of all comments can be seen in section 4 of Appendix 4. 62
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BEITH Starting points Key partners PRIORITIES FOR RENOVATION / REUSE • Identify owners of individual sites, then approach to establish and encourage their redevelopment plans, particularly for community facilities and town centre living • Work collaboratively on development or marketing packages, including community acquisition and/or use of statutory powers as appropriate (see chapter 5) North Ayrshire Council Landowners Garnock Valley Locality Partnership N Ayrshire Community Planning partners KEY COMMUNITY FACILITIES • Health Centre: specify facility requirements for a replacement building, identify potential town centre sites, work up development proposals for Health Centre and/or shared hub with other community/public services • Town House: consider community acquisition • Library: protect from closure or co-locate with other uses and redevelop for town centre living • Community Centre: put on sustainable financial footing; refurbish, or relocate & redevelop for town centre living • Geilsland Estate/House and Spiers: continue to develop as community hub for social and economic activity North Ayrshire Council NHS Ayrshire and Arran community bodies Garnock Valley Locality Partnership N Ayrshire Community Planning partners PARKS & GREENSPACES • Parks and green spaces: secure funding for proposed improvements, including new parks / greenspaces shown on map community bodies, North Ayrshire Council CULTURAL ASSETS: GEILSLAND CREATIVE ENTERPRISE & BEITHCRAFT • Geilsland Creative Enterprise Hub: new purpose-built enterprise village at Geilsland Estate with rentable units for businesses, makers, and social enterprises, to support a vibrant creative economy • BeithCraft Initiative: reimagine Beith's rich woodworking heritage via a community-driven craft programme, providing. training, workspace & retail opportunities, celebrating traditional skills, & using culture & heritage as economic drivers • Retirement living at Geilsland Estate to support new enterprise units and renovation of Geilsland House community bodies North Ayrshire Council OTHER ACTIONS • Masterplan approach to future expansion of Beith. 400 homes are consented with a larger number likely to follow. A strategic approach to infrastructure & facilities is needed (including active travel, rail, bus, roads, drainage, greenspace). • A737 Beith bypass upgrade: implement Transport Scotland scheme • Bus improvements: pursue recommendations in Garnock Valley Travel Needs Analysis (see chapter 6 of this Plan) • Walking and cycling: audit existing urban and rural routes, identify priority gaps, improvements & funding • Extend Conservation Areas (see map); review Tree Preservation Orders to ensure valuable urban trees are protected • Protect green belt around Beith as shown on map Transport Scotland SPT North Ayrshire Council community bodies Garnock Valley Locality Partnership N Ayrshire Community Planning partners Paths for All Sustrans 46 64
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DALRY Responses to the community survey (see page 12) offer an insight into people’s priorities for Dalry. The summary diagram on the right summarises the responses received about Dalry. There is a wealth of detail in the comments themselves, which are transcribed in Appendix 4. Together with comments from the town events and other work outlined in Chapter 1, this gives a good basis to identify local proposals to deliver the Plan’s priorities. Maps 6a and 6b on the next page show local priorities for Dalry, with starting points for action on the subsequent page. The proposals should be read in conjunction with the Garnock Valley-wide proposals in chapters 4 to 11. 47 13 Dalry The community survey asked what should be done to tackle persistent challenges across the Garnock Valley. 158 people commented with specific suggestions for Dalry. This infographic summarises the responses suggested by more than 1 person. A high-resolution version of this infographic and transcriptions of all comments can be seen in section 4 of Appendix 4. 65
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DALRY Starting points Key partners PRIORITIES FOR REUSE, RENOVATION OR REDEVELOPMENT • Identify owners of individual sites, approach them to establish and encourage their redevelopment plans, particularly for community use or town centre living • Work collaboratively on development or marketing packages, including community acquisition and/or use of statutory powers as appropriate • The Cross: masterplan to understand ownership, and generate proposals that match potential uses to available buildings • St Margaret’s Church and Hall: support community acquisition as a community space • Former “Graze” at the Den: encourage reuse of this prominent site on the A737 North Ayrshire Council Landowners Community bodies Garnock Valley Locality Partnership N Ayrshire Community Planning partners KEY COMMUNITY FACILITIES • Sports Hub (public park): enable Community Asset Transfer from North Ayrshire Council • Library: protect from closure, increase its use as a local community hub • Community Centre: invest in the building and put on a sustainable financial footing local community North Ayrshire Council Garnock Valley Locality Partnership N Ayrshire Community Planning partners PRIORITY GREENSPACES • Public Park: support community-led improvements to the park, extension to east, and upgrade connecting footbridge • Lynn Holm: continue to upgrade as outdoor event venue community bodies landowners North Ayrshire Council OTHER ACTIONS • Cyclepath links to Kilwinning and Kilbirnie (NCN7): progress collaboratively involving local community, Sustrans and North Ayrshire Council • Bus and cycle route to Saltcoats: reinstate as part of B714 upgrade proposals • Path surfacing from River Garnock to Kilwinning Road: prepare specification and costs community bodies North Ayrshire Council Scottish/UK Governments Garnock Valley Locality Partnership N Ayrshire Community Planning partners Paths for All Sustrans SPT 49 67
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KILBIRNIE & GLENGARNOCK Responses to the community survey (see page 12) offer an insight into people’s priorities for Kilbirnie. The summary diagram on the right summarises the responses received about Kilbirnie. There is a wealth of detail in the comments themselves, which are transcribed in Appendix 4. Together with comments from the town events and other work outlined in Chapter 1, this gives a good basis to identify local proposals to deliver the Plan’s priorities. Maps 7a and 7b on the next page show local priorities for Kilbirnie and Glengarnock, with starting points for action on the subsequent page. The proposals should be read in conjunction with the Garnock Valley-wide proposals in chapters 4 to 11. 50 14 Glengarnock (left) Kilbirnie (right) The community survey asked what should be done to tackle persistent challenges across the Garnock Valley. Kilbirnie: 180 people made specific suggestions, summarised on the right. Glengarnock: 23 people made specific suggestions, summarised on the left. Each infographic summarises the responses suggested by more than 1 person. A high-resolution version of this infographic and transcriptions of all comments can be seen in section 4 of Appendix 4. 68
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KILBIRNIE & GLENGARNOCK Starting points Key partners KEY COMMUNITY FACILITIES • Library & Job Centre: protect from closure, increase use as a local community hub • Bridgend Community Centre: retain as a Community Centre, put on sustainable financial footing • Walker Hall: relocate gym to Community Campus, invest in building as a community hub local community North Ayrshire Council Garnock Valley Locality Partnership N Ayrshire Community Planning partners PRIORITY GREENSPACES • Public Park: progress proposals in Project Kilbirnie (2017) • Place Woodland: support community-led activity • Lochshore: must be viewed as a strategic asset for the whole Garnock Valley. Lochshore must not displace activity from elsewhere in the Garnock Valley, and existing activities must not be encouraged to move there from elsewhere in the Valley. Initiatives at Lochshore must be implemented in that context, and must cascade benefits out across the GV as a whole, as originally envisaged (see section 8.2). • Valefield Park: repair and reopen bridge connecting Kilbirnie with NCN7, Industrial Estate and Lochshore community bodies landowners North Ayrshire Council Garnock Valley Locality Partnership N Ayrshire Community Planning partners PRIORITIES FOR REUSE OR REDEVELOPMENT • Identify owners of individual sites, approach them to establish and encourage their redevelopment plans, particularly for community use or town centre living • Work collaboratively on development or marketing packages, including community acquisition and/or use of statutory powers as appropriate • Former toilet at Bridge St roundabout: community-led arts project • Former Glengarnock Primary School site: tidy, temporary use as greenspace or for nature, agree long term future use • Lochshore Industrial Estate: develop strategy for ladder of industrial property (small < medium < large premises) North Ayrshire Council Landowners Community bodies Garnock Valley Locality Partnership N Ayrshire Community Planning partners Scottish Enterprise OTHER ACTIONS • Bus improvements: implement recommendations in Garnock Valley Travel Needs Analysis • Cyclepath link to Dalry (NCN7): progress collaboratively involving local community, Sustrans and North Ayrshire Council • Extend Lochshore path network to Beith: identify potential route and potential funding/delivery model • Riverside walkway improvements in town centre: prepare specification and costs • Pedestrian friendly improvements at The Cross: design, specify and cost • Extend Clyde Muirshiel Regional Park to include Kilbirnie Loch community bodies North Ayrshire Council Scottish/UK Governments Garnock Valley Locality Partnership N Ayrshire Community Planning partners Paths for All Sustrans SPT 52 70
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BARRMILL, GATESIDE & BURNHOUSE Village events held in Barrmill/Burnhouse, Gateside and Glengarnock provided insights into the local priorities for people living there, to supplement responses to the community survey (see page 12). Transcriptions and summaries of all comments can be seen in section 4 of Appendix 4. The maps on this and the next page show priorities for Barrmill, Burnhouse and Gateside, with starting points for action on the stage 55. (Glengarnock priorities are included on the Kilbirnie maps in Chapter 14.) This section should be read in conjunction with the Garnock Valley-wide proposals in chapters 4 to 11, and proposals for links across the A737 to Beith in chapter 12. 53 15 71
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BARRMILL, BURNHOUSE & GATESIDE Starting points Key partners BARRMILL • Road/footway improvements: design, specify and cost • Walking/cycling routes on old railway lines: design, specify and cost • Refurbishment of Community Centre: Community Association and North Ayrshire Council continue to work together to upgrade the buildings and outside space • Adjacent derelict site: approach owners to encourage their redevelopment plans, work collaboratively on development package, consider incorporating Community Centre to enable site access and construction of replacement building local community North Ayrshire Council Garnock Valley Locality Partnership N Ayrshire Community Planning partners Paths for All Sustrans BURNHOUSE • Road safety: design, specify and cost improvements with community input North Ayrshire Council Garnock Valley Locality Partnership GATESIDE • Retain school • Upgrade park and playground: specify and cost improvements with community input • Footway improvements: specify and cost • Rural path network: specify and cost with community input North Ayrshire Council Landowners Community bodies Garnock Valley Locality Partnership N Ayrshire Community Planning partners 55 73
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56 MAKING IT HAPPEN Chapter 16 IMPLEMENTATION 74
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IMPLEMENTATION This Plan is our community’s “to-do” list for the next 5-10 years. It’s ambitious. Not everything will be achieved—but everything is possible. Some things may seem impossible to deliver now, but circumstances may change and resources can appear. Making it happen will take collaborative effort across the public, private and community sectors, with everyone working together for common purpose. As explained in chapter 1, this Plan is different. That means it will need to be delivered differently too. This final chapter explains how. Delivering national agendas locally The Plan aims to link community aspirations and national agendas - and deliver national agendas locally. As described in chapter 3, those agendas include the Place Principle, National Planning Framework 4 and Community Wealth Building. Delivering this Plan delivers those agendas. North Ayrshire Council and its Community Planning Partners have been moving in this direction for a number of years in their pioneering work on Community Wealth Building. What we suggest is to deepen and and extend that work, within North Ayrshire and with national agencies such as the Scottish Government and Transport Scotland. Working together Delivering this Plan cannot be achieved by local community organisations and Third Sector alone. It will rely on: • The public, private and third sectors working together, collaboratively, for common purpose. • The local community sector being strengthened and empowered to lead delivery, as described in chapter 4. For that reason, we invite North Ayrshire Council and the Garnock Valley Locality Partnership to endorse and support delivery of the Plan. In working out how to do that, the basic aims should be to: • Use the Plan as evidence in designing and delivering their public services. • Take every opportunity to support its implementation. • Work with local community organisations in a spirit of equal partnership. Immediate actions by North Ayrshire Council and the Garnock Valley Locality Partnership could include: • The Plan should be registered by the Council as a Local Place Plan for planning purposes: to steer planning policy, be a material consideration in determining planning applications, and to guide planning activity. • Garnock Valley Locality Partnership should approve this Plan, commit to its implementation, and report publicly every quarter on how the Partnership has supported the Plan’s implementation. • This Plan should be endorsed by the Council and the Locality Partnership to guide budgeting, investment and policymaking in the Garnock Valley over the 5-10 year lifetime of the Plan. • Each Council department and Community Planning Partner should be encouraged to explain how it aims to support delivery of the Plan, and then monitor and report progress regularly through the Locality Partnership. Those suggested actions are entirely focussed on taking Community Wealth Building to the next level, and could in due course be rolled out to other Localities in 57 16 75
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North Ayrshire, learning from the Garnock Valley as a pilot. These suggested actions will need to be considered by the Council and its partners. That will involve innovative thinking about how public resources are used, but it does not necessarily mean that more resources are needed. Members of the Local Place Plan Working Group (see page 9) are happy to support those discussions. Capacity and resources Capacity and resources will be needed by everybody who will be involved in delivering this Plan - public, private and Third sectors. The Plan is not simply asking for more resources. Instead, the starting points are: • What can be achieved with what is already available? How can existing budgets and resources be targeted to deliver the priorities in this Plan? • What additional resources can be accessed? For example from community income generation, national governments or other external funders. Part of the purpose of this Plan is to help answer those questions and secure whatever resources are needed for delivering the Plan, whether they are existing or new. From the community’s perspective, we need more capacity and resources to deliver this Plan. Work is already underway to create a development officer post to support delivery of the Plan. The Community and Business Infrastructure Partnership proposed in chapter 4 is also vital. Most of our community organisations are staffed and run by volunteers, which is not a sustainable model to deliver this Plan. The public sector will also need resources to help deliver the Plan. We hope that the Plan will help to secure those resources. Roles and responsibilities As explained on the previous page, many different partners need to work together to make this Plan a reality. The local community • Community Councils are the voices of the local community across the Garnock Valley and have key roles liaising with the local authority and other public bodies. • Local community organisations, including members of the Working Group who led preparation of this Plan (see page 2) and others, do great work on the ground to bring people together and deliver projects, services & activities. The Plan should help to guide future activities and secure resources, so helping to deliver the Plan. National and local government Public agencies have a fundamental role in supporting and delivering many elements of the Plan, working together with the local community and with each other - as noted in the tables in chapters 4 to 15. Scottish and UK Governments have a vital role. They set policy and resource allocation for every aspect of this Plan, including: • Biodiversity and climate change • Community empowerment • Housing • Infrastructure • Planning • Transport It is critical that the Scottish and UK Governments also use this Plan to influence their spending and policymaking, and we hope that North Ayrshire Council will take every opportunity to seek their support in implementing the Plan. North Ayrshire Council, the Garnock Valley Locality Partnership and Community Planning partners also have critical roles: • Garnock Valley Locality Partnership's stated role is to support the communities of the Garnock Valley to help them do what is needed to tackle the issues that they have identified as priorities for their local area - in other words, the content of this report. We hope that they and other North Ayrshire Community Planning partners will be proactive in delivering and championing the Plan. • North Ayrshire Council has provided vital support to get the Plan to this stage. We hope that support and collaborative way of working will continue to strengthen as the Plan is implemented - in relation to services that the local authority itself provides and also to champion the Plan with others. 58 76
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Other organisations We will need help from many other organisations to deliver specific elements of the Plan. They include: • Ayrshire Chamber of Commerce • Ayrshire College • Historic Environment Scotland • Home Energy Scotland • Housing Associations • KA Leisure • Paths for All • NHS Ayrshire and Arran • NatureScot • renewable energy developers & investors • Skills Development Scotland • Strathclyde Partnership for Transport • North Ayrshire Council • North Ayrshire Third Sector Interface • property developers & investors • Scottish Enterprise • SEPA • Scottish Futures Trust • Scottish Water • Sustrans • Transport Scotland • VisitScotland We recognise that many of these organisations, particularly those in the public and third sectors, will themselves require resources. We hope that this Plan helps them to secure those resources. We hope that each of the organisations referred to, plus national and local government, use the Plan as part of their evidence base when setting budgets and reviewing policy. The Plan is, essentially, a comprehensive statement of community aspirations which should be an invaluable part of their decision-making. The community responses in the appendices to the Plan are a rich source of information about community aspirations. We hope that businesses, landowners and investors use the Plan to inform their decision-making too. Whether based locally in the Garnock Valley or further afield, they have vital roles in generating jobs, economic activity and managing land and buildings. They will find the Plan a useful source of information about community aspirations and to think how they can help deliver the Plan. Action planning Every numbered action listed in chapters 4 to 11 should have a custodian to lead and facilitate its delivery. Identifying those custodian for each action should be a priority for the paid support and community-led delivery body proposed in chapter 4, working closely with key partners in the local community, local authority and Locality Partnership. Monitoring & review Life won’t stand still over the 5-10 year lifetime of the Plan. New aspirations and challenges will appear, and adjustments will be needed. To guide how to respond to new challenges or ideas, the Plan includes an overall vision in chapter 3 and statements of “what we want to achieve” for each call-to-action in chapters 4 to 11. Basically, if a new proposal helps to deliver the overall vision and one of those statements, it should be supported. At some point, the Plan will however will need to be updated as circumstances change. The community-led delivery body proposed in section 4 should be responsible for facilitating the Plan’s review. To guide that process, we suggest: • An annual report celebrating what has been achieved over the previous 12 months in delivering the Plan, which could usefully be accompanied by community discussion and networking about the Plan and its delivery. • A review of the Plan after 5 years. Planning policy This Plan is intended to function as a Local Place Plan and therefore contains suggestions that the local community would like to see supported in the next Local Development Plan. Those suggestions are summarised in Appendix 1, to comply with the requirements of Section 14 of the Planning (Scotland) Act 2019 and in line with Scottish Government Circular 1/2022 59 77
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APPENDICES 1 Planning policy recommendations 2 Facts and figures about the Garnock Valley 3 Audit of previous work 4 Community survey results 5 Town events 6 Village events 7 Schools workshops 8 Draft Plan consultation responses 9 Potential models for community-led delivery organisation 78
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Appendix 1 Planning policy recommendations Although this Plan is not solely focussed on statutory land-use planning, it contains a number of proposals that the local community would like to see supported in the next Local Development Plan or tackled through Development Management. This appendix summarises actions relating to land-use planning and reasons for them, as required by Section 14 of the Planning (Scotland) Act 2019 & in line with Scottish Government Circular 1/2022. Please note that this Appendix only relates to statutory land-use planning and is not a complete list of all actions in the Plan. PROPOSAL REASONS 1 Town Centres First: strengthen the range of policy and implementation actions to revive our town centres, including the actions outlined in Chapters 5 and 9 and the maps in Chapters 12-15 To facilitate Local Living and strengthen our town centres, which are significant for the local community (see Planning Circular 1/2022, paragraph 43). 2 Vacant and Derelict Property: strengthen policy and delivery actions to tackle derelict land, including the actions outlined in Chapters 5 and 9 and the maps in Chapters 12-15 To improve health and wellbeing, improve our environment, and support sustainable development. 3 Local Living: protect and enhance the community facilities shown on the maps in Chapters 12-15, and locate development sites so that they are within easy and safe walking, cycling and/or public transport connectivity to town centres and community facilities (see Chapters 9 and 12-15) To facilitate Local Living, and identify locations which are significant for the local community (see Planning Circular 1/2022, paragraph 43). 4 Affordable Housing Plus: • Require that 25% of new housing developments should be affordable in line with NPF4 Policy 16e; but, if that target cannot be met, then the commuted sum / financial contribution in lieu of affordable housing should be spent either on providing affordable homes elsewhere in the Garnock Valley or on delivery of this Local Place Plan. • Enhance existing affordable housing policies by encouraging different tenure types (e.g. shared equity and co-living), low-medium price points, and access for local, younger, older & disabled people and young families (see Ch 9). To support delivery of this Plan and sustainable, vibrant local communities. 79
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5 Community Benefits: • Reinstate developer contributions policy • Ensure that ‘planning gain’ funds related to new development give residents access to the community facilities that they need and support delivery this Plan, whilst complying with statutory requirements (see Chapter 9) • Ensure that Statements of Community Benefit (required by NPF4 Policy 16b for developments of >50 homes) should contribute to delivery of this Plan. To support delivery of this Plan and sustainable, vibrant local communities. 6 Beith Expansion Masterplan: take a masterplanned approach to the expansion of Beith, to identify future housing sites & ensure that active travel links, greenspace, drainage, public transport and other facilities / infrastructure are co- ordinate & implemented with residential development (see Chapters 6 & 12) To support delivery of this Plan and sustainable, vibrant local communities. 7 Reinstate Beith North Railway Station: identify as a long term aspiration, including active travel connections from the town to the site of the station, as part of a masterplanned approach to expansion of Beith (see previous point and Chapters 6 & 12) To improve connectivity to Glasgow city region, Ayrshire coastal towns and other locations. 8 Beith A737 Bypass Upgrade: identify this as a priority delivery project, based on the land take proposed in Transport Scotland’s 2015 proposals (see Chapters 6 and 12) To improve road safety and access to community facilities for Local Living. 9 Conservation Areas and town centre Tree Preservation Orders: review Tree Preservation Orders to protect key town centre trees, extend Beith Conservation Area (see Chapter 12), enable building murals To better protect the built and natural heritage of the town 10 Kilbirnie Cross Placemaking: identify as a location placemaking and pedestrian safety enhancements (see Chapter 14) To identify areas significant for the local community (see Planning Circular 1/2022, paragraph 43), improve public safety, support the local economy, Local Living and community sustainability. 11 Parks and Public Spaces: protect and enhance our town and village parks as outlined in Chapters 8 and the maps in Chapters 12-15. To identify areas significant for the local community (see Planning Circular 1/2022, paragraph 43) and support health & wellbeing, biodiversity, Local Living etc. 12 Community Event Space at Lynn Holm, Dalry: identify as an outdoor community event space (see Chapter 13) To identify areas significant for the local community (see Planning Circular 1/2022, paragraph 43), reflect the established use of the site, and support health & wellbeing, Local Living etc. 80
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13 Enterprise Ladder: identify sites and premises to create a ladder of accommodation, from small to large, for private and social enterprises to grow and locate in the Garnock Valley (see Chapter 11) To support the local economy, Local Living and community sustainability. 14 The Place Principle and Community Wealth Building: encourage development proposals to explicitly support implementation of the Place Principle and Community Wealth Building (see Chapters 3 and 16) To support delivery of this Plan and creation of sustainable, vibrant local communities. 15 Vacant and Derelict Land: update the register of sites (at the time of writing, this was last updated in 2022) To ensure that sites are correctly designated when planning applications are submitted, and enable access to funding 81
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Appendix 2 Facts and figures about the Garnock Valley Reproductions of display boards presented at the town and village events - online at www.ourgarnockvalley.net/s/GV-boards- challenges.pdf 82
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Appendix 3 Audit of previous work Audit of previous work over the last decade - online at www.ourgarnockvalley.net/previous 83
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Appendix 4 Community survey results Full report of the community survey and transcriptions of all comments received - online at www.ourgarnockvalley.net/s/GVLPP-community- survey-report-Nov-2024.pdf 84
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Appendix 5 Town events Full report of the town events and transcriptions of all comments received - online at www.ourgarnockvalley.net/s/GVLPP-Nov-2024- town-events-report.pdf 85
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Appendix 6 Village events Full report of the village events and transcriptions of all comments received - online at www.ourgarnockvalley.net/s/GVLPP-Jan-2025- village-events-report.pdf 86
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Appendix 7 Schools workshops Report of the schools workshop held in February 2025 at Garnock Campus - online at www.ourgarnockvalley.net/s/Our-Garnock-Valley_- Schools-Workshop-Report_ISS_26th-March-2025.pdf 87
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Appendix 8 Draft Plan consultation responses Report of the public consultation held on the draft Plan in June-July 2025, including transcriptions of all responses and explanations of how they have influenced the final Plan. Online at bit.ly/4m5b1xL 88
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Appendix 9 Potential models for community-led delivery organisation Report produced by Community Enterprise during preparation of the Local Place Plan to initiate discussion about potential models for that organisation - online at bit.ly/3CT5F7E 89
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Summary of Local Place Plan Proposals Local Place Plan: Garnock Valley Submitted by: Beith & District Community Council, Beith Community Development Trust, Dalry Community Council, Dalry Community Development Hub, Dalry Community Sports Club, Garnock Valley Youth Forum and Kilbirnie and Glengarnock Community Council. Submission Date: 26 September 2025 Registration Date: Proposals for the development and/or use of specific land and/or buildings: Ref Proposal Location Renovation/ Reuse or Redevelopment - Encourage redevelopment plans particularly for community use or town centre living. Beith Townhouse, Anderson Hotel, Merchants Yarn, Auld Kirk, Rajas, Gap site opposite Eglinton Inn, 5 Townhead, Wilson St/ Mitchell St corner, EU Church, Scout Hall, former respite centre by High Church, telephone exchange at Kings Road. Beith Community Centre and Library (refurbish or relocate. If relocated use site for town centre living). Beith Health Centre (replace/ upgrade) Potential future development site at King’s Road, Beith (item 14 page 45 of GV Local Place Plan) Dalry St. Margaret’s Church, St Margaret’s Church Hall, Kings Arms/ Kings Revolution, Public Halls St. Aitken St, derelict site by New St carpark on Smith Street, derelict site by Dales of Dalry, derelict site of Bridgend Mills, derelict site at Sharon St/ James St corner, derelict site of Lomond Castings, Drakemire Former ‘Graze’ at the Den – encourage reuse of prominent site on A737 91
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Ref Proposal Location Kilbirnie & Glengarnock Main Street - Gap site 2-4 Main Street, 52 Main St (former bank), 70 –72 Main Street, 86 Main Street (former Art Gallery) 51 –53 Main Street (former shops) and 93 Main Street (former chip shop) Former toilet, Bridge Street (for heritage/ art) Stoneyholm Mill Unused factory space at W&J Know Former Presto site, Townhead Derelict site by Wat Memorial Arch, Holmhead Kilbirnie Auld Kirk Derelict former Glengarnock Primary School site Vacant Industrial sites at Lochshore Industrial Estate Barmill Community Centre (renovate or replace) Retain & Enhance Kilbirnie & Glengarnock Library & Job Centre; Health Centre; Community Centres – Bridgend Centre, Walker Hall, Mens Shed & George Steven Centre; Garnock Campus (enhance community access & involvement, reopen cafe) Barmill 92
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Ref Proposal Location Barmill Park, Millbar Grove playpark and greenspace at end of Millbar Grove, Community Centre Gateside Retain school, upgrade playpark and playground Community Hub Continue to develop as Community Hub. Creative Enterprise Hub with rentable units for businesses, makers and social enterprises. Retirement Living to support new enterprise units. St Margaret’s Church, Dalry; Beith Astro, Dalry Library, Kilbirnie and Glengarnock Library, Walker Hall (also relocate gym to Community Hub), Kilbirnie Job Centre Barmill (refurb) Geilsland House/ Speirs, Beith Derelict Site - Development Package. Consider incorporating Community Centre Barmill Masterplan Beith for future expansion in relation to housing; 93
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Ref Proposal Location The Cross, Dalry Affordable/ Specialist Housing Garnock Valley – no specified area/ location Community Garden at Mitchell Street. Potential for affordable housing. Re-Instate Beith North Railway Station Bottom of King’s Road, Beith Implement the A737 Beith Bypass Improvements Beith Reopen Bridge – connect Kilbirnie with NCN7/ Lochshore Ladeside footbridge & Valefield Park, Kilbirnie Pedestrian Safety Form pedestrian crossings and junction safety. Make more pedestrian friendly. Priority across all Garnock Valley town and village centres (Page 30 - Action 6.9 of GV LPP). Beith Geilsland/ Speirs Gateside and Barrmill The Cross Roundabout, Kilbirnie Walking and Cycling 94
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Ref Proposal Location Beith - Audit existing urban and rural routes, identify gaps to improve the route network around Beith and create a rural path network to Barmill, Burnhouse and Gateside Extend Lochshore path network to Beith Old railway line, Barmill B706 MoD junction to Barmill (no footway/ verges, blind bends) A737 crossing Roundabout safer crossing at Barmill Create walking/ cycling on disused railways – off road link between Park & Millbar Grove Link to Beith, Kilwinning and Barrhead from Barrmill Dalry Re-Route NCR7 Bus and cycle route Dalry to Saltcoats – reinstate as part B714 upgrade proposals Cyclepath Links to Kilwinning and Kilbirnie (NC7) and Kilbirnie/ Glengarnock to Dalry (NCN7). Riverside walkway improvements in town centre – Kilbirnie Rural path network – Barmill, Burnhouse and Gateside Riverside Walkway Improvements Kilbirnie Town Centre A736 pedestrian/ cycle crossing, delivery/ visitor parking, signage, lower traffic speeds, rural path network Burnhouse, Gateside 95
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Ref Proposal Location Nature Conservation Area Glebe Road, Beith - undeveloped boggy ground where Planning Permissions have lapsed, land appears undevelopable. Former Glengarnock primary School Park/ Greenspaces Improvements/ Upgrades Dalry Public Park – upgrade lighting, extend to the North Lynn Holm – enhance as outdoor event space Glengarnock Park Gateside Kilbirnie Kilbirnie public park upgrade Orr’s Trust Park Lochshore Astro/ Bellsdale (drainage) Community Garden at Community Centre Extend Clyde Muirshiel Regional Park to include Kilbirnie Loch Kilbirnie Loch Outdoor Event Venue Lynn Holm, Dalry Community Led Arts Project Former toilet at Bridge St, Kilbirnie Water Sport Facilites Lochshore 96
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NORTH AYRSHIRE COUNCIL 29 October 2025 Planning Report Committee Title: Grouping of Trees located at the former Seafield School, Eglinton Road, Ardrossan. Purpose: To advise Committee regarding the confirmation of a Tree Preservation Order (TPO) for a group of trees located at the former Seafield School, Eglinton Road, Ardrossan. Recommendation: That the Council confirms a modified Tree Preservation Order (TPO) under S.160 1997 Town and Country Planning (Scotland) Act in the interests of protecting public amenity. 1. Executive Summary 1.1 This report updates members on the process of creating a Tree Preservation Order (TPO) on a grouping of trees located at the former Seafield School, Eglinton Road, Ardrossan. The TPO, which was created in June 2025 via delegated authority is required to be confirmed within 6 months of creation for the Order to remain in effect. A notice was sent to relevant landowners and stakeholders and was subject to a public consultation period in line with relevant legalisation. This report summarises the representations made and makes recommendations on further action, upon consideration of those representations. 1.2 After analysing the representations received, it is recommended that a modified TPO is confirmed in the interests of protecting public amenity under S.160 1997 Town and Country Planning (Scotland) Act. 2. Background 2.1 Prior to the TPO being created, there was little protection afforded to the trees located within the grounds of the former Seafield School in Ardrossan. Following tree felling at this location, Council Officers conducted a site visit and desk-top analysis to assess the suitability of a TPO while having regard to relevant legislation. 2.2 The Council as the Planning Authority has the power under sc160 of the 1997 Town and Country Planning (Scotland) Act (as amended by the Planning etc 2006 (Scotland) Act) to make an order specifying any trees, groups of trees or woodlands in their district and provide for their preservation. The Council can exercise these powers providing the tree (or grouping of trees) meets either or both the following requirements: (a) that it is expedient in the interests of amenity to make that provision, (b) that the trees, groups of trees or woodlands are of cultural or historical significance. Agenda Item 4 99
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2.3 It should be noted that under the legislation, a TPO cannot be served due to the trees being at risk alone. The only two criteria in which a Planning Authority can create a provision are the two above. 2.4 Following a preliminary assessment of the trees, it was considered that the trees make a significant contribution to the local landscape character and the wider amenity of the area. It was also noted that the trees are located mainly in the grounds of the former Seafield School, a Category B-Listed building which is currently registered as being at risk in Scotland’s Buildings at Risk Register. The site is designated in the Local Development Plan as “General Urban Area” and a further consideration is the existence of a Core Path (Core Path TT10) located to the west of the site to which the site overlooks due to its slightly elevated nature. 2.5 Following the desktop assessment, Council Officers including the Arboricultural Officer conducted a site visit to determine whether the trees and woodland have the potential to meet the criteria for formal protection. Most trees in the area of consideration include sycamore of roughly the same maturity. To the east, there is a mix of deciduous and broadleaf trees, including spruce and oak of varying ages and condition. A detailed survey of the trees was not undertaken, however the trees were considered to be of reasonable condition albeit, perhaps would merit from some routine maintenance. 2.6 Attention now turns to the criteria for creating TPOs. With regards to contribution to public amenity, it is clear the trees make a valuable contribution. The trees are visible from different parts of Ardrossan including from both the Core Path, and some designated Open Space. The former school building itself is a prominent building (though in a deteriorating condition) within the setting of this part of Ardrossan and it is considered that the trees provide an important backdrop. The nearby Core Path attracts many users, many from beyond the immediate locale and is a popular active travel route from Ardrossan to West Kilbride and beyond. This section of Core Path allows off road access along the coast northwards towards West Kilbride. The former school building, with its backdrop of the trees form a key local landscape feature which is typical of this section of coast in North Ayrshire. In addition, Seafield House is a Listed Building in a state of disrepair, and the trees may also provide some degree of protection by means of providing shelter from exposure. 2.7 With regards to cultural and historical heritage, the grounds and building itself are important cultural and historical heritage features with three, B-Listed buildings in the grounds (of various condition). The three B-Listed buildings include the Seafield House building itself, the stables (significantly damaged by a recent fire and the gateposts and piers at the entrance to Seafield house. To fully consider the contribution the trees make to that heritage, further assessment of historic records is required. While the site is likely to have had trees on it when it was first developed (the first house was developed in 1820). It is unclear how much of an impact the trees had in its design, its subsequent use as a residential school and the presence of trees over that time. 2.8 Taking the above into account, it is considered that the trees meet the criteria for a Tree Preservation Order. The trees contribute significantly to public amenity and are likely to contribute to the site in terms of cultural and historical importance. 2.9 During the consultation period, a notice was sent to interested parties, and an advert was placed in the local newspaper. A consultation period of 28 days started from the 100
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date of the notice (11 June 2025) which attracted two letters of representation objecting to the creation of the TPO. 3. Representations 3.1 The below summarises the key issues pertaining to the creation of the TPO from the two received representations with an Officer response. The full representations, including the supplementary information and maps are appended to this report. 3.2 D. McLaughlin & Sons Ltd stated that while they didn’t object to some of the trees being formally protected, they objected to several parts of the TPO. The representation was supplemented with a tree condition survey (dated April 2025), a historic plan, a plan showing the location of trees (not dated) which the representee split the TPO area into 4 distinct areas (A,B,C and D). Also submitted was an Arboricultural Report prepared by Ayrshire Tree Surgeons. The representation highlights that there would be support for a TPO in the area marked B on the Plan only. The reasons that protection of A is unsupported is that the trees on the site are mostly self-seeded and of low value. It is also commented that protecting the trees in area A would impede any future development of “Seafield cottage” which is a vacant building that is located in area A. The representation highlights that no trees are currently located in areas C and D, therefore a TPO would not be appropriate in those areas. Comments are also made regarding the health of the trees. 3.3 The representation also states that while a TPO could be supported for some of the trees, there are several trees and/or areas that don’t merit such protection. The areas that the Arboricultural Report highlight match those in the original representation. The report concludes that the grouping of trees does not meet the requirements for a TPO and more appropriate course of action would be to introduce tree cover via a landscape plan as part of the built development proposals with good provision for new trees of a mixed native species composition. 3.4 Denham Youd Architects stated that while they are generally in favour of the preservation of trees where possible, in this case the trees closest to Seafield Cottage and garden land appear to be self-seeded and some cases poor condition. The trees close to the cottage are considered to be determinantal to the successful redevelopment of the historic Seafield Cottage. The response further states that they would contend that the more mature trees within the adjoining tree area could be considered collectively to make a positive contribution to the character of the area and public amenity as they are visible to the property frontage and provide a backdrop and buffer to Seafield Cottage. 3.5 Response: the representations are noted. It is accepted that areas C and D highlighted currently do not have trees, it is therefore recommended that the TPO should be amended to reflect this. 3.6 With regards to area A, while it is acknowledged that the trees are self-seeded, it is still considered that the trees contribute to wider amenity as part of the wider grouping of trees. With regards to impacts on the potential redevelopment of what is referred to as “Seafield Cottage”, it is not considered to be grounds to not create a TPO. Should a development proposal come forward for the site, the Council as the Planning Authority will determine suitability of the proposal across a number of issues, including impact on trees. The creation of a TPO does not necessarily preclude development from taking place and would be judged on its own merits. It should also be noted, that should any 101
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individual trees or small grouping of trees within the TPO area are required to be felled so that the cottage could come back into use, then an application could be made to Council to do so. It is also that case that should a detailed landscape plan be submitted, then the Council could consider this, be it part of a Tree Works Consent or part of a planning application. As there is no landscape plan currently under consideration, a TPO is the preferred method of protection for the trees. 3.7 With regards to the wider former Seafield School site, it is not considered that a TPO would not preclude any development taking place in the wider site and as above, any proposal would be judged on its own merits and could potentially be an opportunity to enhance the overall environment of the wider site through design. 4. Proposals 4.1 It is proposed that the Council confirms a modified Tree Preservation Order to recognise the significant contribution the grouping of trees makes to public amenity. The modification proposed is to remove the areas covered by the TPO which currently do not have trees present. A TPO will ensure that the trees are afforded an appropriate level of protection. Reasons for this include that the trees make a significant contribution to the Local Landscape Character and the wider amenity, from a prominent setting within the settlement. Additionally, the trees currently act as a backdrop to a Listed Building. It is considered that the concerns raised by the representees regarding the quality of trees in some areas, and the potential to be a deterrent for the successful redevelopment of Seafield Cottage are not sufficient reasons to not confirm a TPO. 5. Recommendations 5.1 That the Council confirms a modified Tree Preservation Order (TPO) under S.160 1997 Town and Country Planning (Scotland) Act in the interests of protecting public amenity. 6. Implications/Socio-economic Duty Financial 6.1 None. Human Resources 6.2 None. Legal 6.3 Should a TPO be confirmed, a notice is required to be written and recorded in the Scottish Land Register. Equality/Socio-economic 6.4 Assessments carried out highlight impact on wider public amenity. Climate Change and Carbon 102
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6.5 Trees can make a contribute to carbon sequestration, removing Carbon Dioxide from the Earth’s atmosphere. Key Priorities 6.6 None. Community Wealth Building 6.7 None. 7 Consultation 6.1 Consultation was carried out as required under the relevant legislation. The comments received were summarised in this report with full responses appended. Allan Finlayson Chief Planning Officer For further information please contact Thom Ledingham, Planning Officer, on 01294324623. Background Papers 0 103
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NORTH AYRSHIRE COUNCIL 29th October 2025 Planning Committee Locality Reference 25/00399/PP Application Registered 4th September 2025 Decision Due 4th November 2025 Ward Garnock Valley Recommendation Approved subject to condition __________________________________________________________________ Location Wardlaw Wood Windfarm, Dalry Applicant CWP Energy Ltd Proposal Application under Section 42 of the Town and Country Planning (Scotland) Act 1997 to amend condition 1 of planning permission N/02/00906/PP to extend the operational life of Dalry Community Wind Farm until October 2038 ___________________________________________________________________ 1. Description A Section 42 application has been submitted in relation to a condition attached to a planning permission for a wind farm development at Wardlaw Wood near Dalry. The development was granted planning permission in June 2005 (ref. 02/00906/PP) and has been operational since June 2006. The wind farm has an installed capacity of 18MW, consisting of 6 no. 3MW Vestas turbines with blade tips of 125m above ground level. Condition 1 requires the development to cease, and the site restored by 6th October 2028. At the time of the application in 2002, the nominal lifespan of the wind farm was anticipated by the developer to be 25 years. The condition was set at 25 years and one week from the date of the Planning Committee date meeting held on 29th September 2003 when the development was authorised. A Section 75 obligation was entered into which took until June 2005 to conclude. The planning permission was then formally granted on 14th June 2005, with development operational by June 2006. Agenda Item 5 105
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Consequently, condition 1 as currently worded would not provide 25 years of operational life (25 years from June 2006 would be June 2031). Moreover, there is no distinction made in the condition between the operational phase of the development and the restoration phase. For the avoidance of doubt, the application relates to the original 6 turbine wind farm located on a former coniferous forestry plantation known as Wardlaw Wood, which is located immediately to the west of Baidland Hill and Cockrobin Hill some 3.6km to the northwest of Dalry. There are another 22 wind turbines in the vicinity, 8 of which are owned and operated by the applicant at Millour Hill and 14 at Kelburn by Green Hill Energy Ltd (a subsidiary of RES). The area of the site is 75.4 hectares. It comprises upland plateau moorland where 6 wind turbines have been operating since 2006. The ground level varies from approximately 300m - 330m above sea level. It is located at the southwestern area of the cluster of 28 turbines which comprise Dalry Community Windfarm, Millour Hill Windfarm (to the east) and the Kelburn Windfarm (to the north). The moorland site was afforested during the 1980s with a large conifer plantation. This was largely clear felled prior to the construction of the Wardlaw Wood windfarm during 2005. There are small remnants of sitka spruce remaining as well as some self-seeded trees which have grown since the wind farm was developed. There are stone access tracks which lead into the site, terminating at each turbine. The operator of the wind farm now seeks to amend condition 1 which relates to the duration of the planning permission and the decommissioning and restoration of the site. They are seeking a further 10 years of operational time and an associated revision to the decommissioning/site restoration. The current wording of condition 1 requires that the wind turbines and associated buildings and equipment shall be removed and the land restored to its former condition on or before 6th October 2028. The applicant states that the windfarm is still operating and that the turbines are capable of producing electricity during the coming decade. An application under Section 42 of the Act, if granted, creates a new planning permission without altering the conditions on the previously granted permission. The planning authority must consider "only the question of the conditions to which planning permission should be granted." In this case, as the planning permission to develop the windfarm has been implemented, this report will consider only the issue of the proposed amendment to condition 1 and shall have no bearing on the other conditions relating to the planning permission for the development, some of which related to the construction phase and some the operational phase. The application does not relate to the other wind farm developments in the vicinity of the application site. 2. Consultations and Representations Neighbour notification was undertaken in accordance with statutory requirements, and the application was advertised in a local newspaper. A total of four comments were received 106
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from members of the public, all objecting to the proposed change to the lifetime of the wind farm. In addition, comments have been received from the Ayrshire & Arran Bat Group. 1. There is no need to have the extension. The owners benefit greatly whilst the local community gets very little benefit. High energy prices are paid by consumers who have to put up with the "eyesores" dominating the skyline. All the lifetime extension will do is make more money for the owners. Response: The circumstances and policy context for determining the application are discussed in the Analysis section below. 2. Just because the applicant states that they have not received any noise complaints does not mean that people living locally are not affected by turbine noise. The constant rumble of the aggregate number of turbines in this area prevents use of outdoor garden areas at certain times due to adverse noise impacts. Response: The wind turbines are required to operate within noise certain limits, as set by planning permission 02/00906/PP. Although the wind farm has operated for over 19 years without any noise complaints, such concerns can be reported to the Council for investigation at any time. The Council's Environmental Health service has raised no objections in their consultation response (below). 3. The community benefit fund pays less than the required amount. There is little evidence of any sums being used for the benefit of Dalry. Response: This is not a material planning consideration. 4. Property values are already affected and would be affected for longer by the proposed lifetime extension. Response: This is not a material planning consideration. 5.The proposed change to the decommissioning plan is merely to suit the applicant. A ring-fenced levy should be put in place to ensure there is money available for decommissioning. Response: The current condition is not fit for purpose and requires to be reviewed. It should be noted that there is an existing Section 75 obligation in place which secures a financial bond for site restoration in the event of failure by the developer. 6. The relevant community council was not directly notified of the application as is required under Section 35A of the Town and Country Planning (Scotland) Act 1997. Response: Section 35A relates to pre-application consultation, which was not applicable in this case since the proposal is to amend a condition on an existing planning permission under Section 42 (and is not an application for a new major development). Dalry Community Council are sent a weekly list of planning applications each week and is entitled to comment on any planning application in their area as they see fit. 7. Individual objections do not appear fully on the planning portal and are not reflected in comment totals, reducing transparency and public confidence. 107
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Response: There is no statutory requirement to publish representations online. Comments made by members of the public are considered and addressed in the Committee Report. 8. Proposed changes or extensions must be screened under the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. The Council appears to have accepted the developer's claim that no new impacts exist based solely on the absence of physical changes. Since the original 2003 EIA, multiple renewable projects have been built or consented, fundamentally changing the baseline. Response: This is not relevant to the application, since there is no change proposed to the development itself, nor any proposed extension to its scale. Consideration of the application is limited to planning condition 1 attached to planning permission ref. 02/00906/PP for Wardlaw Wood wind farm as granted by the Council in 2005. The proposed changes to condition 1 would not in themselves result in any significant new environmental effects. 9. A consented solar farm and battery storage within the site will be operated by the same company and reliant on the wind farm's infrastructure cannot operate if the wind farm is decommissioned. This interdependency demonstrates that cumulative impacts exist and must be reassessed. Response: The applicant has requested a review of condition 1 of planning permission 02/00906/PP. The consented battery energy storage development would be linked to the other wind turbines operated by the applicant in addition to those within the current application site. The implications of the current condition in relation to the consented solar farm development are discussed in the Analysis below. 10. The lifetime extension, the solar and BESS projects, and the proposed Crosbie Wind Farm are interlinked. Continued operation affects Crosbie's and Wardlaw Wood's technical and financial viability, as shown by the developer's objection to Crosbie. Determining this application in isolation risks prejudicing the Scottish Ministers' decision on Crosbie and failing to assess cumulative effects, contrary to NPF4 Policy 32 and the EIA Regulations. Approving dependent projects before determining whether the wind farm continues raises questions about deliverability and proper cumulative assessment. Response: The current application relates to a very specific issue and must be determined on its own merits. Given its very limited scope, that of the lifespan and decommissioning of an existing wind farm, it is not considered necessary to await the outcome of other unrelated applications. 11. The environmental and cumulative context has changed significantly since 2003. Prolonging the project delays site restoration and extends industrialisation of Muirshiel Regional Park. No cumulative impact assessment appears to have been undertaken, contrary to Regulation 4 of the EIA Regulations and NPF4 Policy 32. Response: See Analysis with respect to the national and local policy framework for renewable energy and specifically the handling of wind farm developments. Policy 32 of NPF4 addresses aquaculture and is not considered relevant to the current application. 12. Absence of community benefit and socio-economic considerations. NPF4 Policy 11 requires renewable developments to "maximise net economic impact, including local and 108
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community socio-economic benefits." This proposal offers none. It creates no new employment or investment and extends restrictions on public access and recreation, contrary to NPF4 Policy 14 and the Council's duties under the Equality Act 2010 and the Fairer Scotland Duty. Response: There is no new development proposed. Public access to the site is already available and this is not proposed to change. 13. A Section 75 planning obligation could secure mitigation, but none has been proposed. Response: As noted above, there is an existing Section 75 obligation in place which secures a financial bond for site restoration in the event of failure by the developer. 14. The proposed Crosbie Wind Farm offers approximately £396,000 per year in community benefit for 30 years (about £11.8m total). Approving this application without conditions risks blocking Crosbie and denying significant local benefit. This is a material consideration in assessing the public interest Response: This is not a material planning consideration and is of no relevance to the application under consideration. Ayrshire & Arran Bat Group - In general terms, older wind farms, such as this one, are less likely to have been designed and sited with a full consideration of bat conservation in mind. This, therefore, may result in large numbers of bat casualties over the course of the wind farms lifespan. This is as a result of the combination of lack of, or incomplete preconstruction bat survey work, and the siting and operation of turbines without adequate reference to the mitigation hierarchy. As we do not know the exact circumstances of the bat evaluation carried out, relevant to this particular wind farm and its subsequent lifespan request, we request that the following precautionary and proportionate requirements are made part of any S42 consent in order to mitigate for any significant effects on bats arising from this proposal. Response: Bat conservation was considered as part of the environmental impact assessment carried out for the original planning application between 2002 and 2005. The only matter under consideration is condition 1 of planning permission 02/00906/PP. Consultations Dalry Community Council (DCC) – does not object to the application but raise concerns about the consultation process. DCC considers that they should have been consulted at the start of the application process. However, in their response, DCC advise that they support renewable energy in principle and are not opposed in principle to extending the life of the existing site. DCC want a fair, lawful, transparent process, acts in the public interest, and not for any individual. They state that Wardlaw Wood Wind Farm and Dalry Community Wind Farm are the same site. The site pays community benefit to the Dalry Parish Boundary Trust. The current application seeks a 10-year extension to October 2038 with no new turbines. They note that the original Environmental Impact Assessment is from 2003 and that a solar farm and a battery storage facility have since been consented within the site boundary. These projects rely on the wind farm’s infrastructure. They have requested that the Council issue a fresh EIA screening for this Section 42 application and publish the reasons. If screening identifies gaps, please seek updated environmental information on 109
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cumulative effects. They also request that the application is requested against NPF4 Policy 11 on maximising local socio-economic benefit, Policy 14 on health and access to green space, and Policy 3 on biodiversity. Extended operation delays restoration and prolongs impacts within the regional park. If the Council is minded to grant planning permission, DCC requests proportionate mitigation secured by conditions or a Section 75 agreement tied to impacts, including: • Safe public access measures and path improvements where appropriate. • Habitat and peatland enhancement during the extended term. • An updated decommissioning and restoration bond sized to the 2038 end date. Response: Noted. Taking each of the points raised in turn: All community councils in North Ayrshire are sent a weekly list of planning applications that have been validated by the Council. This is the trigger for planning consultations thus enabling community councils to put forward their views on any application either in their area or elsewhere. Nonetheless, Dalry Community Council contacted the Planning Service on 2nd October requesting that they be consulted. In response, they were provided with 14 days in which to submit any comments and duly responded on 15th October 2025. Dalry Community Council’s request for a fresh screening opinion is noted but not supported. The application seeks to amend a planning condition in relation to the duration of the planning permission for the six-turbine wind farm at Wardlaw Wood, known as Dalry Community Wind Farm. It is not considered that the proposed extension of time would directly result in any additional significant environmental effects. The application requires to be assessed only in relation to condition 1 of the planning permission: the development is operational and only the duration of the planning permission is under consideration at this time. The relevant provisions of NPF4 and the North Ayrshire LDP are discussed in the Analysis section below. There is no requirement for “additional” mitigation arising from the proposed extension of time. The scope of the application relates to the wording of condition 1 and nothing more: if the Council do not consider that the proposed extension of time is appropriate, it has the power to refuse the application. As noted elsewhere in this report, it is not proposed to alter any physical characteristics of the development. Public access to the site is, and would remain, available. No ground disturbance is proposed in the application. Habitat and peatland enhancement is outside the scope of the proposal and has not been applied for. It would be unreasonable, and contrary to the parameters for section 42 applications, for the planning authority to require works outside the scope of the proposed amendment to condition 1. If approved, the revised text of condition 1 would provide for an updated decommissioning plan. Finally, regardless of the outcome of the application, there is a restoration bond in place under the existing Section 75 obligation in the event that the applicant (or any successor in title) is unable to fulfil its obligations in this respect. 110
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NAC Environmental Health - No objections. NATS (En route) plc - No objections. Ministry of Defence - No objections. Glasgow Airport - No objections. Prestwick Airport - No objections. Response: Noted. 3. Analysis Section 42 of the Town and Country Planning (Scotland) Act 1997 is a statutory mechanism which allows for the submission of a planning application without complying with condition(s) subject to which a previous permission was granted. As noted above, Section 42 of the Act stipulates that in this type of application the "planning authority shall consider only the question of the conditions subject to which permission should be granted." The main determining issue in this case is whether the proposed amendments to condition 1 would accord with the relevant development plan policies for the site and in respect of any other material planning considerations. National and local government policy supports all forms of renewable energy developments, including the life extension of existing wind farms. NPF4 Policy 11 a) states that "development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. These include: i. wind farms including repowering, extending, expanding and extending the life of existing wind farms;" Part of of Policy 11 states that, whilst "consents for development proposals may be time-limited... areas identified for wind farms are, however, expected to be suitable for use in perpetuity." Similarly, Policy 29 of the adopted North Ayrshire LDP supports wind farm developments, subject to meeting a range of criteria, including establishing the use of the site for energy infrastructure development. In this case, no new development is proposed and the only matter for consideration is the duration of the planning permission and its subsequent decommissioning. Extending the lifespan of a wind farm development is supported once a site has been established. Policy 29 states that "proposals should include redundancy plans which will demonstrate how apparatus will be timeously removed as reasonably soon as the approved scheme ceases operation." The site operator advises that the current wind turbines on the site are fully operational and will continue to operate during the coming decade. The turbines are maintained by a specialist contractor, Vestas, who have a local depot based in Dalry. The applicant states that the windfarm is still operating and that the turbines are capable of producing electricity during the coming decade. There are no community, safety or environmental reasons to indicate otherwise. As such, the proposals to extend the life of the wind farm accord with the development plan. The eventual decommissioning of the wind farm would be addressed in the proposed variation to condition 1. There is no evidence available to indicate whether or not there was a technical reason as to why 6th October 2028 was chosen as the expiry date for the planning permission, other than 111
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being 25 years and one week from the date the application was considered by the Council's Planning Committee. The turbines started operating in June 2006. As stated above, 25 years of operational life would take until June 2031, yet condition 1 requires decommissioning and restoration by 6th October 2028. In effect, the lifetime extension would amount to just over 7 years more than the "nominal" 25 years identified by the applicant when they originally applied during 2002. The applicant has proposed the following text as an amendment to condition 1: Condition 1a. Permission for the development shall apply from the date of approval and the development will cease to generate electricity by no later than the 6th of October 2038. Reason: To reflect the lifetime of the development Condition 1b. That, unless otherwise agreed in writing by North Ayrshire Council as Planning Authority, the site shall be decommissioned after 35 years of becoming operational. A decommissioning plan shall be submitted for the written approval of North Ayrshire Council as Planning Authority during the 34th year of operation, which shall include details of restoration and aftercare for the site. Thereafter, the decommissioning plan shall be implemented to the satisfaction of North Ayrshire Council as Planning Authority. Reason: To safeguard the amenity of the site and its surroundings. Scottish Government Planning Circular 4/1998 sets out the tests for planning conditions, as follows: - Need for a condition - Relevance to planning - Relevance to the development to be permitted - Ability to enforce - Precision - Reasonableness The two parts of the proposed amendment could be combined into a single condition in accordance with the Council’s standard procedures for drafting conditions. Amendments to the applicant's proposed wording would bring the text into compliance with the tests of Circular 4/1998. It is recognised that the text of the existing condition, with regards to the restoration of the site "to its former condition" is imprecise and unlikely to be achievable. In order to restore the land to its "former condition" would require the planting of a coniferous forestry plantation (this being the former use of the site before the development took place). This would not be readily achievable and may not be desirable for other reasons, including habitat impacts and the need for permission from Scottish Forestry. Furthermore, planning permission was granted for the development of a solar array on the land during 2024 (ref. 24/00773/PP). The solar array would utilise the ground on which the wind farm has been developed, without interfering with the turbines, and has an expected lifetime of 40 years from its commissioning. Replanting a coniferous woodland would not be compatible with the consented solar array development, assuming its implementation. Thus, the current text is incompatible with national policy on addressing the nature and climate crises as well as the more recent planning permission on the land. 112
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The date set by the existing condition is also arbitrary, in that it takes no account of the time it took to negotiate and conclude a Section 75 obligation and does not distinguish between the operational and restoration phases of the development. Rather than providing the 'nominal' 25 years of electricity envisaged by the applicant, the existing condition, in effect, provides just over 22 years between commissioning and site restoration. Given the lengthy timescale required for decommissioning and site restoration, there would be less than 22 years available for electricity generation. Consideration must also be taken of the national planning policy which states that areas identified for wind farms are "expected to be suitable for use in perpetuity." The fundamental test, that of the need for a condition, must therefore be satisfied. Whilst national planning policy establishes that areas identified for wind farms are "expected to be suitable for use in perpetuity" it is reasonable to expect that large items of mechanical plant such as wind turbines will require to be replaced at some point simply due to their age and deteriorating condition. Wind turbine technology continues to evolve, thus, the turbine specifications of the early 2000s are likely to be superseded by the 2030s. Accordingly, the need for a time limit condition is met. However, it must be sufficiently clear and precise as to the duration of the planning permission and what is then expected of the site operator upon the end of the operational phase. Taking these factors into account, it is proposed to amend the text of condition 1 as follows: 1. Condition 1 of planning permission N/02/00906/PP shall cease to have effect and shall be replaced as follows: (a) the wind farm development on the land (as granted planning permission on 14th June 2005 and commissioned during June 2006) will cease to generate electricity not later than midnight on 6th October 2038; (b) within the year prior to 6th October 2038, an updated decommissioning plan for the wind farm development shall be submitted by the site operator for the written approval of North Ayrshire Council as Planning Authority. The decommissioning plan shall include details of restoration and aftercare for the wind farm development together with a detailed timetable for its implementation; (c) the decommissioning plan as may be approved under part (b) shall be implemented by the site operator to the satisfaction of North Ayrshire Council as Planning Authority. Reason: To extend the lifetime of the wind farm development whilst ensuring that the redundant plant and equipment is removed and the land restored to a satisfactory condition upon the end of its operational life. In summary, the current wording of condition 1 would provide far less than the anticipated 25 years operational time, since the condition was drafted in such a way as to prevent even the "nominal" lifespan from being achievable, since no account was taken of the lead-in time between authorising the development, concluding the consent and constructing/commissioning the turbines. In addition, the turbines are estimated to have more than a decade of serviceable use ahead, exceeding the original expectations of the developer. The proposed change to condition 1 would extend the operational life of Wardlaw Wood wind farm until 6th October 2038, giving a total operational lifetime of 32 years and 4 months. Although ten years later than the limits set by the current condition, this represents an additional seven years and four months of operational time, after which the 113
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development would require to be decommissioned, and the affected land restored. If any of the turbines becomes redundant before then, condition 2 of the original planning permission requires their removal (and this condition would not change). Controls over noise impacts (conditions 15 and 16) would also remain extant. In conclusion, the application to amend condition 1 of planning permission N/02/00906/PP accords with the development plan and there are no material considerations to indicate otherwise. Approval of the application is therefore recommended, subject to the condition set out below. 4. Full Recommendation Approved subject to condition Condition 1. Condition 1 of planning permission N/02/00906/PP shall cease to have effect and shall be replaced as follows: (a) the wind farm development on the land (as granted planning permission on 14th June 2005 and commissioned during June 2006) will cease to generate electricity not later than midnight on 6th October 2038; (b) within the year prior to 6th October 2038, an updated decommissioning plan for the wind farm development shall be submitted by the site operator for the written approval of North Ayrshire Council as Planning Authority. The decommissioning plan shall include details of restoration and aftercare for the wind farm development together with a detailed timetable for its implementation; (c) the decommissioning plan as may be approved under part (b) shall be implemented by the site operator to the satisfaction of North Ayrshire Council as Planning Authority. Reason To extend the lifetime of the wind farm development whilst ensuring that the redundant plant and equipment is removed and the land restored to a satisfactory condition upon the end of its operational life. Allan Finlayson Chief Planning Officer For further information please contact Mr A Hume Planning Officer on 01294 324318. 114
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NORTH AYRSHIRE COUNCIL 29 October 2025 Planning Committee Title: Planning appeal: CCG Homes, Nethermains, Kilwinning Purpose: To advise Members on the decision taken by Scottish Ministers following an appeal by CCG Homes against the refusal of North Ayrshire Council to grant planning permission for 113 dwellinghouses on land at Nethermains, Kilwinning Recommendation: It is recommended that the Planning Committee notes the decision of Scottish Ministers 1. Executive Summary 1.1 Scottish Ministers have allowed an appeal by CCG Homes following the Planning Committee’s decision to refuse planning permission for 115 dwellinghouse on land to the south of Nethermains Community Centre, Kilwinning. A revised scheme of 113 houses has been granted subject to conditions. 2. Background 2.1 In January 2025, planning permission was refused by the Planning Committee for a residential development of 115 houses on land to the south of Nethermains Community Centre in Kilwinning (planning ref. 23/00061/PPM). Planning permission was refused due to concerns over flood risk and biodiversity of the site. 2.2 The appellant CCG Homes appealed the decision to Scottish Ministers in April 2025. 2.3 On 3rd October 2025, Scottish Ministers decided to grant planning permission subject to conditions for a revised scheme of 113 houses. 2.4 Despite the site being at risk of flooding, the reporter concluded that the site benefits from an exception set out in Policy 22 part a) of NPF4, that applies to projects which are a “redevelopment of previously used sites in built-up areas where the LDP has identified a need to bring these into positive use and where proposals demonstrate that long-term safety and resilience can be secured in accordance with relevant SEPA advice.” 2.5 The reporter concluded that they are “content that the site would remain safe and operational during any flood event.” Agenda Item 6 117
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2.6 Despite the biodiversity concerns for the site, the reporter concluded that the loss of woodland would be acceptable as most of the trees are self-seeded and given the site’s allocation for housing in the LDP. 3. Proposals 3.1 It is recommended that the Planning Committee notes the appeal decision. 4. Implications/Socio-economic Duty Financial 4.1 None. Human Resources 4.2 None. Legal 4.3 None. Equality/Socio-economic 4.4 None. Environmental and Sustainability 4.5 As noted above, the reporter has concluded that they are “content that the site would remain safe and operational during any flood event.” Key Priorities 4.6 None. Community Wealth Building 4.7 None. 5. Consultation 5.1 None. DAVID W. HAMMOND Executive Director (Communities and Housing) For further information please contact Joseph Thompson, Planning Officer, on 01294 324313. Background Papers 0 118