Development Control Update

North Ayrshire Council · 6 June 2025
Back to Ayrshire Shared Services Committee — 6 June 2025 and its agenda

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East Ayrshire Council 
AYRSHIRE SHARED SERVICES JOINT COMMITTEE
6 June 2025 
Report by the Head of Ayrshire Roads Alliance 
DEVELOPMENT CONTROL UPDATE - ROAD BONDS 
Purpose of report 
1. The purpose of this Report is to update the Joint Committee on the current
position regarding road bonds held by the Ayrshire Roads Alliance on behalf of
East Ayrshire and South Ayrshire Councils. 
Recommendations 
2. It is recommended that the Joint Committee: 
(i) Notes the position regarding road bonds currently held by the Ayrshire
Roads Alliance on behalf of East Ayrshire Council and South Ayrshire
Council; 
(ii) Agrees that progress updates are provided to future meetings of the
Joint Committee on an annual basis; 
(iii) Otherwise, notes the content of this report. 
Background 
3. The Roads (Scotland) Act 1984 requires that, for any road not constructed by a
roads authority, the appropriate consent from the local roads authority is
obtained to undertake this work.  This is generally referred to as the Road
Construction Consent (RCC).  The Ayrshire Roads Alliance maintains a register
of all RCCs under the remit of the Ayrshire Roads Alliance. 
4. Where new roads are being constructed for private housing, the developers are
required to provide the roads authority with security to cover the cost of
constructing the roads should the developer default.  The provisions are set out
in the Security for Private Road Works (Scotland) Regulations 1985, as
amended.  This security may take the form of a cash deposit, but it is generally
in the form of a road bond.  The security is retained by the Roads Authority until
completion of the consented works, although the value may be reduced as the
works progress. Road bonds are not required for local authority or housing
association developments.

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5. The Joint Committee, at its meeting on 23 May 2014, remitted the Head of
Roads to undertake a review of road bonds more than three years old and
report to a future meeting of the Joint Committee. An annual report is now
presented to the Joint Committee summarising the road bond position and
providing other updates on the development control process as required. 
Current Residential Bonds 
6. A list of all RCCs and their associated road bonds for each Council area is
shown in Appendix 1.  As of 23 May 2025, ARA manages 33 road bonds with a
current value of £10,549,846 in East Ayrshire, and 27 road bonds with a current
value of £3,129,149 in South Ayrshire. 
7. Appendix 2 provides details of completed road bonds and road adoptions since
the previous report to Joint Committee on 6 September 2024, and Appendix 3
shows new bonds received since the previous report. 
8. The current review has found that the value of the road bonds held in Appendix
1 is adequate to complete the outstanding road works on each development
site across both East Ayrshire and South Ayrshire for which RCC has been
issued. 
Construction Taking Place Without RCC and Road Bonds 
9. There are no developments being constructed within either East Ayrshire
Council or South Ayrshire Council areas without an RCC and Road Bond in
place. 
Other Development Matters 
Corton, Ayr – Allanvale Residential 
10. Allanvale Residential have previously submitted a total of nine RCC
applications, eight for the Corton development in Ayr and one for Auchincruive.
None of the nine RCCs are listed in Appendix 1 as consent has yet to be
issued. Six of the Allanvale RCC applications have been reviewed by the ARA,
with subsequent requests for road bonds totalling £3.3 million and associated
inspection fees of £120,000 issued in June 2020, inspection fees have been
received. In accordance with ARA procedures, RCC will not be granted until the
road bonds are lodged with the Council. The remaining three RCC applications
(not yet reviewed by the ARA) involve a further £4.5 million in road bonds and
£175,000 in inspection fees, however these have yet to be requested. It should
be noted that no development is currently taking place associated with any of
the nine RCC applications, and therefore there is no breach of the regulations. 
Bonds Called-In 
11. In the EAC area the ARA are in the process of calling in a Road Bond
associated with a site in Galston where the owner of the development company
has passed away. The bonds being called in are as follows:
• EAC/CC/02/007 – Manse Gardens, Galston: £110,270;
The bonds listed above are sufficient in value to cover the cost of completing
the outstanding works, with ARA currently undertaking a final measure of
works.

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12. In the SAC area the ARA are in the process of calling in a total of three Road
Bonds associated with sites in development by Stewart Milne, who have cone
into receivership. All three bonds are associated with RCC consents in their
maintenance period, and ARA will complete the required snagging works to
allow the associated development roads to be formally adopted. The bonds
being called in are as follows:
• SAC/133/05/12 – NE Troon Phase 1, Troon: £94,400;
• SAC/135/07/12 – NE Troon Housing 1, Troon - £123,402;
• SAC/162/01/18 – NE Troon, Phase 4 - £75,187
The bonds listed above are sufficient in value to cover the cost of snagging
works to Council, with ARA officers currently finalising a bill of quantities
associated with the outstanding snagging items. 
Non-Residential Road Bonds 
13. Roads authorities have a general power under section 96 of the Roads
(Scotland) Act 1984 to recover maintenance costs arising from damage caused
by excessively heavy, or other extraordinary, vehicles or traffic. The type of
development where this applies are Wind Farms or major infrastructure
projects. 
14. The status of non-residential bonds and financial guarantees is set out in the
table below. In each case the bond value held has been assessed as being
sufficient to cover the cost of potential works arising from extraordinary damage
to roads infrastructure. 
15. The Greenburn OCC is in its restoration phase and work on the reinstatement
of the U720 road and use of the haul road bridge as part of the realigned public
road is now complete and the road has been reopened to traffic. Formal
adoption of the new section of road and the bridge has still to be concluded. 
Council Area Site Developer Agreement Bond Value
East Ayrshire Greenburn
Open Cast
Coal
Keir Mining Parent
Company
Guarantee
£0.025M
East Ayrshire Afton Wind
Farm
Afton Wind
Farm Ltd
Section 96 of
Roads
(Scotland) Act
£1.150M
South
Ayrshire
Assel Valley
Wind Farm
Assel Valley
Wind Energy
Ltd
Section 96 of
Roads
(Scotland) Act
£0.107M 
Implications 
Implications  Yes  No
Paragraph
number in
report
1. Policy/Strategic Planning  X 16
2. Governance X  17
3. Human Resources  X 18
4. Equality and Fairer Scotland Duty  X 19
5. Financial X  20

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6. Risk X  21
7. Community Wealth Building X  22
8. Net Zero  X 23 
Policy/strategic planning implications 
16. None. 
Governance implications 
17. The work to manage RCCs and road bonds is carried out in accordance with the
Roads (Scotland) Act 1984 and its associated statutory instruments. 
Human resources implications 
18. The management of the development control function and continued review of road
bonds will be undertaken within existing staff resources. 
Equality impact and Fairer Scotland duty implications 
19. None. 
Financial implications 
20. The road bonds currently held by the Alliance on behalf of both East Ayrshire
Council and South Ayrshire Council are sufficient to complete the outstanding
roadworks on each development site for which RCC has been issued.   
Risk implications 
21. Inadequate road bond values expose the roads authority to a potential financial
shortfall if the roadworks have to be completed by them should the developer
default.  An RCC is valid for three years and the developer may ask the roads
authority for an extension if the site is incomplete after this period.  The value of
road bonds that are more than three years old will therefore continue to be
reviewed to determine their adequacy to complete the outstanding works required
to comply with the RCC. Where a shortfall is identified the developer will be advised
to increase the value of the road bond held when an application is made for an
extension to the RCC. 
Community Wealth Building implications 
22. New Development provides economic levers to develop resilient, inclusive local
economies with more local spend and fair employment, as well as ensuring that
wealth is more locally owned and benefits local people.

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Net zero implications 
23. None. 
Appendices 
Appendix 1 - Register of Road Bonds Held at 23 May 2025
Appendix 2 - Completed Road Bonds and Road Adoptions since September 2024
Appendix 3 - New Bonds received since September 2024 
Background papers 
Development Control Update - Road Bonds - 23 May 2014
Development Control Update - Road Bonds - 21 August 2014
Development Control Update - Road Bonds - 6 November 2015
Development Control Update - Road Bonds - 17 February 2017
Development Control Update - Road Bonds - 16 February 2018
Development Control Update - Road Bonds - 25 April 2019
Non-Residential Road Bonds - 29 August 2019
Development Control Update - Road Bonds – 4 June 2021
Development Control Update - Road Bonds – 10 June 2022
Development Control Update – Road Bonds – 01 September 2023
Development Control Update – Road Bonds – 06 September 2024 
Person to contact 
Jane Corrie, Head of Roads - Ayrshire Roads Alliance 
Tel No.   01563 503164
E-mail:   jane.corrie@ayrshireroadsalliance.org 
Implementation Officer 
Jane Corrie, Head of Roads - Ayrshire Roads Alliance 
Tel No.   01563 503164
E-mail:   jane.corrie@ayrshireroadsalliance.org

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Appendix 1 - Road Bonds Held at 23 May 2025
East Ayrshire
RCC Ref Developer Site Bond Provider Original Bond
Value
Current Bond
Value Status
EAC/CC/02/007
EXT
KG Building and
Civil Eng Ltd
Manse Gardens,
Brewlands Street,
Galston
NHBC £110,270 £110,270 Bond called in - currently undertaking final measure.
EAC/CC/08/013 McTaggart
Construction Ltd
Dunlop House,
Dunlop
MD Insurance
Services Ltd £353,682 £353,682 Site currently abandoned. Awaiting new application from
developer, Bond remains unchanged.
EAC/CC/16/004
Mooncatcher
Ltd/Campbell
Homes
Rigg Road,
Cumnock, Phase 1 Cash Deposit £193,844 £168,830
Site currently being developed. Remaining cash bond of
£168,830 from EAC/CC/16/004 covers outstanding value
of roadworks for Phases 1 – 4. Site Completion
Estimated June 25.
EAC/CC/16/009 ARH Homes Ltd Riverside Gardens,
Cronberry Cash Deposit £130,929 £66,860 Site on going.
EAC/CC/17/003
EXT PHASES
1&2
Auberne Homes
Former Holmhead
hospital site,
Cumnock, Phases
1&2
Acasta European £145,818.50 £29,164 Site completed, on maintenance period since 01/08/23.
Lighting remedial work required before full adoption.
EAC/CC/18/010 Mooncatcher/
Campbell Homes
Rigg Road,
Cumnock, Phase 2 Cash Deposit £58,404 See status
Site currently being developed. Remaining cash bond of
£168,830 from EAC/CC/16/004 covers outstanding value
of roadworks for Phases 1 – 4. Site completion estimated
June 25.
EAC/CC/18/013 Valley Homes
(Scotland) Ltd
John Street,
Catrine, Phase 1A Cash Deposit £29,641 £2,964.11 Site completed, on maintenance period since 06/03/24.
Adoption paperwork to be processed.
EAC/CC/18/015
Phase 1
Auberne
Homes/Viga Homes
Main Street,
Auchinleck (Phase
1)
Acasta International £55,498 £55,498
Site currently being developed. Bond total for Phase 1 &
2 £110,996. Roadworks to be completed Oct 2024 Road
bond will be reduced thereafter to 90%. Developer given
final opportunity to complete works by June 25.
EAC/CC/18/015
Phase 2
Auberne
Homes/Viga Homes
Main Street,
Auchinleck (Phase
2)
Acasta International £55,498 £55,498
Site currently being developed. Bond total for Phase 1 &
2 £110,996. Roadworks to be completed Oct 2024 Road
bond will be reduced thereafter to 90%. Developer given
final opportunity to complete works by June 25.
EAC/CC/19/003 Campbell Homes Rigg Road,
Cumnock, Phase 3 Cash Deposit £81,401 See status
Site currently being developed. Remaining cash bond of
£168,830 from EAC/CC/16/004 covers outstanding value
of roadworks for Phases 1 – 4. Site completion estimated
June 25.

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EAC/CC/19/005 Campbell Homes Rigg Road,
Cumnock, Phase 4 Cash Deposit £49,718 See status
Site currently being developed. Remaining cash bond of
£168,830 from EAC/CC/16/004 covers outstanding value
of roadworks for Phases 1 – 4. Site completion estimated
June 25.
EAC/CC/19/013 Campbell Homes Rigg Road,
Cumnock, Phase 5 Cash Deposit £65,114.84 £65,114.84
Site currently being developed. LODGED AS CASH
BOND 5,6&7 TOTAL £170,807.79. Site completion
estimated June 25.
EAC/CC/21/005 Campbell Homes Rigg Road,
Cumnock, Phase 6 Cash Deposit £61,114.61 £61,114.61
Site currently being developed. LODGED AS CASH
BOND 5,6&7 TOTAL £170,807.79. Site completion
estimated June 25.
EAC/CC/21/006 Campbell Homes Rigg Road,
Cumnock, Phase 7 Cash Deposit £44,578.34 £44,578.34
Site currently being developed. LODGED AS CASH
BOND 5,6&7 TOTAL £170,807.79. Site completion
estimated June 25.
EAC/CC/21/009 Campbell Homes Rigg Road,
Cumnock, Phase 8 Cash Deposit £99,888.44 99,888.44 Site currently being developed. Site completion
estimated June 25.
EAC/CC/22/008 Campbell Homes Rigg Road,
Cumnock. Phase 9 Cash Deposit As per Ph 1> Ph 8 As per Ph 1> Ph 8
Site currently being developed. Cash Bond for Ph 1 > Ph
8 now covers Ph 9 > Ph 11 also. Site completion
estimated June 25.
EAC/CC/23/001 Campbell Homes
Rigg Road,
Cumnock. Phase
10
Cash Deposit As per Ph 1> Ph 8 As per Ph 1> Ph 8
Site currently being developed. Cash Bond for Ph 1 > Ph
8 now covers Ph 9 > Ph 11 also. Site completion
estimated June 25.
EAC/CC/23/002 Campbell Homes
Rigg Road,
Cumnock. Phase
11
Cash Deposit As per Ph 1> Ph 8 As per Ph 1> Ph 8
Site currently being developed. Cash Bond for Ph 1 > Ph
8 now covers Ph 9 > Ph 11 also. Site completion
estimated June 25.
EAC/CC/19/009 Bellway Homes Ltd
Fardalehill,
Kilmarnock, Phase
3
NHBC £1,018,084.00 £101,808.38 Site currently being developed. Bond reduced to 10% on
12/06/2023.
EAC/CC/22/005 Bellway Homes Fardalehill Phase 4 HCC International £768,653.35 £768,653.35 Site currently being developed.
EAC/CC/22/010 Bellway Homes Fardalehill Phase 6 HCC International £2,814,044.00 £2,814,044.00 Site currently being developed.
EAC/CC/20/001 Kukoon Homes Thorntoun Estate,
Crosshouse
Casualty and
General Insurance £181,388.00 £181,388.00 Work ongoing
EAC/CC/20/002
Phases 1 - 4
Hayhill
Developments
Hillhead Road,
Mauchline, Phases
1 - 4
Cash Deposit £656,704.71 £6,567.05
Site completed, on maintenance period since 02/08/23.
Site on further maintenance period due to failed
manholes.
EAC/20/004B Murdoch Properties
Glebe Road,
Galston. Phase 2,
North, Road 2.
(Adoptable)
Cash Deposit £44,215.84 £44,215.84
Site currently going through process to be added to
maintenance period. If successful bond will be reduced to
the 10%
EAC/CC/20/007 Avant Homes
(Scotland)
Loudoun Street,
Draffen, Stewarton NHBC £2,125,456 £1,062,728 Site currently being developed
EAC/CC/21/003 Milestone Homes BALLOCHMYLE, Evolution Insurance £85,092.00 £8,509.20 Site complete. Adoption paperwork to be processed.

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PHASE 3
EAC/CC/21/011 J. Campbell, New
Cumnock
Muirkirk Road,
Lugar AVIVA £108,370.21 £10,837.02 Site completed, on maintenance period since 05/04/23.
Adoption paperwork to be processed.
EAC/CC/21/007 Miller Homes Ltd Irvine Road,
Kilmaurs NHBC £1,743,070.61 £174,307.06 Maintenance period commenced 27/06/24. 
EAC/CC/22/004 Barratt Homes Northcraigs Spine
Road, Kilmarnock NHBC £1,115,089.00 £557,544.50 Work ongoing – bond reduced to 50% (£557,544.50)
EAC/CC/23/004 Barratt Homes Northcraigs Phase
1, Kilmarnock NHBC £1,695,800.00 £847,900.00 Work ongoing – bond reduced to 50% (£847,900.00)
EAC/CC/23/009 Bellway Homes Dumfries Drive,
Kilmarnock NHBC £1,169,078.39 £1,169,078.39 Work Ongoing
EAC/CC/24/003 Taylor Wimpey
West
Northcraigs
Wimpey NHBC £1,660,961.16 £1,660,961.16 Work Ongoing
EAC/CC/25/001 Advanced
Construction Dareduff Quarry Cash Deposit £27,841.38 £27,841.38 Work Ongoing

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South Ayrshire 
RCC Ref Developer Site Bond Provider Original Bond
Value
Current Bond
Value Status
SAC/133/05/12 Stewart Milne NE Troon Phase 1,
Troon NHBC £849,603.00 £94,400.00 Bond in the process of being called in to allow snagging
works to be completed (site was in maintenance period)
SAC/135/07/12 Stewart Milne NE Troon Housing
1, Troon NHBC £1,110,614.00 £123,402.00 Bond in the process of being called in to allow snagging
works to be completed (site was in maintenance period)
SAC/162/01/18 Stewart Milne N E Troon, Phase 4 NHBC £676,681.87 £75,187.00 Bond in the process of being called in to allow snagging
works to be completed (site was in maintenance period)
SAC/134/06/12 Taylor Wimpey
N E Troon
Distributor Road,
Phase 2A
NHBC £576,486.63 £57,649.00 In maintenance period from 20/12/24
SAC/166/05/18 Taylor Wimpey
N E Troon
Distributor Road,
Phase 2B
NHBC £576,486,63 £57,649.00 In maintenance period from 20/12/24
SAC/167/06/18 Taylor Wimpey
N E Troon
Distributor Road,
Phase 2C
NHBC £576,486,63 £57,649.00 In maintenance period from 20/12/24
SAC/161/04/17 Taylor Wimpey N E Troon, Phase 3 NHBC £584,889.22 £58,489.00 In maintenance period from 20/12/24
SAC/168/07/18 Taylor Wimpey N E Troon, Phase 5 NHBC £346,121.63 £34,612.00 In maintenance period from 20/12/24
SAC/176/01/20 Taylor Wimpey N E Troon phase 6 NHBC £329,369.00 £32,937.00 In maintenance period from 20/12/24
SAC//187/12/20 Taylor Wimpey N E Troon, Phase 7 NHBC £395,682.75 £197,841.00 Work ongoing
SAC/192/17/20 Taylor Wimpey N E Troon, phase 8 NHBC £797,174.00 £79,717.00 In maintenance period from 20/12/24
SAC/138/03/14 Bellway Homes Ltd  Kilmarnock Road,
Brassie NHBC £508,825.00 £56,536.00 In maintenance period 
SAC/147/04/15 Bellway Homes Ltd  Kilmarnock Road,
Phase 2, Troon NHBC £424,252.00 £47,139.00 In maintenance period
SAC/142/06/14 Mactaggart &
Mickel 
Greenan, Phase II,
Ayr NHBC £1,970,572.00 £197,057.20 In maintenance period
SAC/163/02/18 Mactaggart &
Mickel
Greenan, Ayr
Phase 3 NHBC £67,181.00 £67,181.00 Work ongoing
SAC/193/01/21 Mactaggart &
Mickel Greenan, Phase 4 NHBC £661,142.00 £66,114.19 In maintenance period
SAC171/02/19 Cala Homes Greenan Phase 6 NHBC £963,940.94 £96,394.00 In maintenance period
SAC/199/07/21 Cala Homes Greenan, Phase 8 NHBC £372,104.00 £37,210.00 In maintenance period
SAC/159/02/17 Mactaggart &
Mickel
Townend Brae,
Symington Phase 3 NHBC £610,581.00 £30,529.00 In maintenance period

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SAC/170/01/19 Milestone
Developments
West Parish,
Maybole Cash Deposit £10,933.00 £10,933.00 Work ongoing
SAC/175/06/19 Westpoint Homes Seafield Hospital NHBC £577,447.62 £57,744.76 In maintenance period
SAC/177/02/20 Persimmon Homes Tarbolton Road,
Monkton, Phase 1 NHBC £509,382.85 £509,382.00 Work ongoing – Appendix 1 issued 
SAC/178/03/20 Persimmon Homes Tarbolton Road,
Monkton phase 2 NHBC £707,634.85 £707,634.00 Work ongoing – Appendix 1 issued
SAC/201/09/21 Persimmon Homes Monkton, Phase 6 NHBC £432,257.00 £216,128.00 Work ongoing
SAC/194/02/21 Milestone
Developments
Tunnoch Farm,
Phase 1B Evo Surety £540,000.00 £54,000.00 In maintenance period
SAC/194/02/21 Milestone
Developments
Tunnoch Farm,
Phase 1B Evo Surety £540,000.00 £54,000.00 In maintenance period
SAC/206/01/22 Milestone
Developments
Tunnoch Farm
Phase 2 Evo Surety £516,249.00 £51,634.90 In maintenance period from 28/11/24

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Appendix 2 - Completed Road Bonds and Road Adoptions since September 2024 
East Ayrshire 
RCC Ref Developer Site Bond Release Date Adoption Date Comments
EAC/CC/15/003 Murdoch Property
Development Ladeside, Newmilns 07/02/2025 07/02/2025 None
EAC/CC/20/006 Glencairn Estates One Recreation Road,
Cumnock 14/08/2023 07/02/2025 None
EAC/CC/21/001 Milestone Homes BALLOCHMYLE,
PHASE 1 12/06/2024 12/06/2024 None
EAC/CC/16/003
Phase 1 Persimmon Homes Dunlop Road,
Stewarton, Phase 1 08/10/2024 08/10/2024 None
EAC/CC/16/003
Phase 2 Persimmon Homes Dunlop Road,
Stewarton, Phase 2 08/10/2024 08/10/2024 None
EAC/CC/16/003
Phase 3  Persimmon Homes Dunlop Road,
Stewarton, Phase 3 08/10/2024 08/10/2024 None
EAC/CC/16/003
Phase 4 Persimmon Homes Dunlop Road,
Stewarton, Phase 4 08/10/2024 08/10/2024 None
EAC/CC/16/003
Phase 5 Persimmon Homes Dunlop Road,
Stewarton, Phase 5 08/10/2024 08/10/2024 None
EAC/CC/17/008 Barratt Homes Northcraigs,
Kilmarnock, 29/01/2025 29/01/2025
Note: this covers a separate section of development road
separate section to that covered by EAC/CC/23/004 (in Appendix
1)
EAC/CC/19/008 Barratt Homes West
Former Kilmarnock
College, Holehouse
Road, Kilmarnock
29/01/2025 29/01/2025 None 
South Ayrshire 
RCC Ref Developer Site Bond Release Date Adoption Date Comments
SAC/158/01/17 Tom Bennet/Hiltech
Design
Culzean Road,
Maybole 17/02/2021 17/02/2021 Site was adopted some time ago, but was incorrectly shown as
live in previous report

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Appendix 3 - New Bonds received since September 2024 
East Ayrshire 
RCC Ref Developer Site Bond Provider Bond Value Status
N/A     No new bonds received since September
2024 for EAC sites; however, several are
currently being processed and will require
road bonds/cash bonds to be in place prior to
the issue of RCC consent. 
South Ayrshire 
RCC Ref Developer Site Bond Provider Bond Value Status
N/A     No new bonds received since September
2024 for SAC sites; however, several are
currently being processed and will require
road bonds/cash bonds to be in place prior to
the issue of RCC consent. 
End.