Arran & Cumbrae Landscape Capacity Assessment

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North Ayrshire Council

Landscape Capacity Asessment Arran and Cumbrae

Landscape Assessment of Potential Development Areas

July 2008 North Ayrshire Council

Landscape Capacity Assessment - Arran and Cumbrae

Landscape Assessment of Potential Development Areas

July 2008

Entec UK Limited

Copyright and Non-Disclosure Notice The contents and layout of this report are subject to copyright owned by Entec (© Entec UK Limited 2008) save to the extent that copyright has been legally assigned by us to another party or is used by Entec under licence. To the extent that we own the copyright in this report, it may not be copied or used without our prior written agreement for any purpose other than the purpose indicated in this report. The methodology (if any) contained in this report is provided to you in confidence and must not be disclosed or copied to third parties without the prior written agreement of Entec. Disclosure of that information may constitute an actionable breach of confidence or may otherwise prejudice our commercial interests. Any third party who obtains access to this report by any means will, in any event, be subject to the Third Party Disclaimer set out below.

Third Party Disclaimer Any disclosure of this report to a third party is subject to this disclaimer. The report was prepared by Entec at the instruction of, and for use by, our client named on the front of the report. It does not in any way constitute advice to any third party who is able to access it by any means. Entec excludes to the fullest extent lawfully permitted all liability whatsoever for any loss or damage howsoever arising from reliance on the contents of this report. We do not however exclude our liability (if any) for personal injury or death resulting from our negligence, for fraud or any other matter in relation to which we cannot legally exclude liability.

Document Revisions No. Details Date

1 Draft Issue April 08

2 Final Issue 10/07/8

Executive Summary

Purpose of this Report This report has been produced for the purpose of the preparation of a ‘Landscape Capacity Assessment of Potential Development Areas’ for areas around settlements that had been identified by the Ayrshire Joint Structure Plan as suitable for expansion. The project brief required a detailed landscape assessment that took account of a range of environmental criteria and local landscape character for areas around the settlement boundaries of Milllport, Brodick, Lamlash and Whiting Bay. The Landscape Assessment will contribute to the Long Term Development Strategy in the next Local Development Plan and its Strategic Environmental Assessment.

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iii

Contents

Purpose of this Report i

1. Introduction 1 1.1 Project Brief 1

2. Methodology 3 2.1 Landscape Capacity Assessment 3 2.1.1 Landscape Capacity Assessment Methodology 3 2.1.2 Description of the Existing (Baseline) Landscape Resource 4 2.1.3 Assessment of Local Landscape Character 5 2.1.4 Development and Potential Landscape Effects 7 2.1.5 Landscape Capacity 9

3. Landscape Character Assessment 11 3.1 Introduction 11 3.2 Seascape 11 3.3 Landscape Character Types 11 3.3.1 Coastal Fringe with Agriculture 11 3.3.2 Rugged Moorland Hills and Valleys with Forest 15 3.3.3 Rugged Granite Upland. 17 3.4 Local Landscape Character 20 3.4.1 Local Seascape 20 3.4.2 Local Landscape Character 20 3.5 Landscape Designations 22 3.5.1 North Arran National Scenic Area 22 3.5.2 Sensitive Landscape Character Areas 22 3.5.3 Coastal Designation 23 3.5.4 Designed Landscapes and Historic Gardens 23 3.5.5 Conservation Areas 23 3.5.6 Urban fringe and Countryside Development 24 3.5.7 Other Environmental Policies 24 3.5.8 Other Guidance 24

4. Settlements and Landscape Capacity 25

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4.1 Millport 25 4.1.1 Historical Context 25 4.1.2 Townscape and Urban Form 25 4.1.3 Landscape Character: Coastal Fringe with Agriculture 26 4.1.4 Local Landscape and Seascape Setting 26 4.1.5 Existing Urban Edge Character 27 4.1.6 Urban Development: North Ayrshire Council Local Plan Adopted 2005 27 4.1.7 Landscape Capacity 27 4.1.8 Landscape Strategy: Preservation of Setting 29 4.2 Brodick 31 4.2.1 Historical Context 31 4.2.2 Townscape and Urban Form 31 4.2.3 Landscape Character 32 4.2.4 Local Landscape and Seascape Setting 32 4.2.5 Existing Urban Edge Character 33 4.2.6 Urban Development: North Ayrshire Council Local Plan Adopted 2005 34 4.2.7 Landscape Capacity 34 4.2.8 A Landscape Strategy: Preservation of Setting 35 4.3 Lamlash 37 4.3.1 Townscape and Historical Context 37 4.3.2 Townscape and Urban Form 37 4.3.3 Landscape Character 37 4.3.4 Local Landscape and Seascape Setting 38 4.3.5 Existing Urban Edge Character 39 4.3.6 Development: North Ayrshire Council Local Plan Adopted 2005 39 4.3.7 Landscape Capacity 39 4.3.8 Landscape Strategy: Preservation of Setting 40 4.4 Whiting Bay 43 4.4.1 Historical Context 43 4.4.2 Townscape and Urban Form 43 4.4.3 Landscape Character 43 4.4.4 Local Landscape and Seascape Setting 44 4.4.5 Existing Urban Edge Character 44 4.4.6 Urban Development: North Ayrshire Council Local Plan Adopted 2005. 45 4.4.7 Landscape Capacity 45 4.4.8 Landscape Strategy: Preservation of Setting 46

5. Summary and Conclusions 47 5.1 Summary 47

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5.1.1 Methodology and Landscape Assessment 47 5.1.2 Summary of Landscape Capacity 48 5.2 Assessment Conclusions 50

Table 1 Millport: Landscape Capacity 28 Table 2 MIllport: Landscape and Woodland Strategy Areas 29 Table 3 Brodick: Landscape Capacity 35 Table 4 Brodick: Landscape and Woodland Strategy Areas 35 Table 6 Lamlash: Landscape and Woodland Strategy Areas 41 Table 7 Whiting Bay: Landscape Capacity 45 Table 8 Whiting Bay: Landscape and Woodland Strategy Areas 46 Table 9 Summary of Landscape Capacity 48

Figure 1 Study Area After Page 10 Figure 2a Study Area: Isle of Arran After Page 10 Figure 2b Study Area: Great Cumbrae Island After Page 10 Figure 3 Landscape Character: Arran and Cumbrae After Page 10 Figure 4a Landscape Designations: Isle of Arran After Page 10 Figure 4b Landscape Designations: Great Cumbrae Island After Page 10 Figure 5a Survey Study Areas Great Cumbrae Island: Millport After Page 24 Figure 5b Local Landscape Character Areas Great Cumbrae Island: Millport After Page 24 Figure 5c Capacity Concept and Protection Areas: Millport After Page 24 Figure 5d Landscape Capacity Areas Great Cumbrae Island: Millport After Page 24 Figure 6a Survey Study Areas isle of Arran: Brodick After Page 30 Figure 6b Local Landscape Character Areas Isle of Arran: Brodick After Page 30 Figure 6c Capacity concept and Protection Areas; Brodick After Page 30 Figure 6d Landscape Capacity Areas Isle of Arran; Brodick After Page 30 Figure 7a Survey Study Areas Isle of Arran: Lamlash After Page 36 Figure 7b Local landscape Character Areas Isle of Arran: Lamlash After Page 36 Figure 7c Capacity Concept and Protection Areas: Lamlash After Page 36 Figure 7d Landscape Capacity Areas Isle of Arran: Lamlash After page 36 Figure 8a Survey Study Areas Isle of Arran: Whiting Bay After Page 42 Figure 8b Local Landscape Character Areas Isle of Arran: Whiting Bay After Page 42 Figure 8c Capacity Concept and Protection Areas: Whiting Bay After Page 42 Figure 8d Landscape Capacity Areas Isle of Arran; Whiting Bay After Page 42 Figure 9a Photos of Local Landscape Areas After Page 52 Figure 9b Photos of Local Landscape Area After Page 52

Appendix A Character Assessment Survey Forms

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1. Introduction

1.1 Project Brief North Ayrshire Council commissioned Entec UK Ltd to undertake the preparation of a ‘Landscape Capacity Assessment of Potential Development Areas’ for areas around settlements that had been identified by the Ayrshire Joint Structure Plan as suitable for expansion. The project brief required a detailed landscape assessment that took account of a range of environmental criteria and local landscape character for areas around the settlement boundaries of Milllport, Brodick, Lamlash and Whiting Bay. The extent of the required study area is illustrated in Figures 1a to 1d. The Landscape Assessment will contribute to the Long Term Development Strategy in the next Local Development Plan and its Strategic Environmental Assessment. The principle aims and objectives of the Long Term Development Strategy are: • To provide guidance to developers and statutory service providers on future land release and inform investment decisions; • To identify sufficient land, primarily for housing, in the optimum locations to meet the future long term needs of the main towns on Arran and Cumbrae; • To identify future need for additional educational, retail, recreational and other community facilities, required to support future populations within the area and to identify the broad areas within which these should be provided; • To establish a phased programme of fully integrated development at the main towns within Arran and Cumbrae which ensures maximum benefit to the area is obtained through properly programmed service and infrastructure provisions;

• To ensure that the future land uses and transportation networks can be fully integrated in such a way as to enable the development of an efficient and effective public transport system throughout the areas; and

• To ensure that the future development throughout the area is of the highest possible standard and quality and that it adheres fully to the principles of sustainable development.

Structure of Report The structure of this report is divided into five sections including ‘Introductions’, ‘Methodology’, ‘Landscape Character Assessment’, ‘Settlements and Landscape Capacity’ and ‘Summary and Conclusions’.

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2. Methodology

2.1 Landscape Capacity Assessment

2.1.1 Landscape Capacity Assessment Methodology The landscape capacity assessment of potential development areas draws from the Guidelines on Landscape and Visual Impact Assessment Second Edition (Landscape Institute and Institute of Environmental Assessment, 2002) and in particular the Ayrshire Landscape Assessment (Land Use Consultants, Scottish Natural Heritage Review No.111, 1998). Further reference has been made to the following key publications:

• Landscape Character Assessment: Guidance for England and Scotland, (University of Sheffield and Land Use Consultants, 2002);

• Ayrshire Joint Structure Plan 2000 and Draft Ayrshire Joint Structure Plan 2006;

• North Ayrshire Local Plan 2005;

• The Isle of Arran Local Plan 2005; • SPP3 - Planning for Housing;

• PAN 44 – Fitting New Housing Development into the Landscape;

• PAN 52 – Planning for Small Towns;

• PAN 65 – Planning and Open Space;

• PAN 60- Planning for Natural Heritage;

• Ayrshire and Arran Woodland Strategy; and

• SPP11 Physical Activity and Open Space. The assessment process has been divided into four stages, as follows:

• A Description of the Existing Landscape Resource; • A report on the assessment of Local Landscape and Townscape Character surveyed at the settlement boundary and peripheral landscape areas of the study area;

• An Assessment of the Sensitivity of Local Landscape Character to potential development and;

• An Assessment of Landscape Capacity of the study area for development, taking account of development areas proposed in the adopted Isle of Arran Local Plan 2005.

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It should be noted that the areas identified on each of the Landscape Character and Landscape Capacity Plans are indicative of broad strategic locations and should not be regarded as detailed or exact boundaries. These areas may be subject to change as the landscape and adjacent areas evolve. It should also be recognised that identification of areas as having potential for development do not exclude the need for detailed site assessment and quality of design that responds to the existing landscape and townscape character and site constraints and opportunities. Equally, areas not identified or identified as of limited potential may prove acceptable, subject to a suitable or ‘non-standard’ design solution that specifically protects and enhances landscape/townscape character and qualities and responds to the existing landscape constraints and opportunities. This assessment excludes small-scale development and individual housing plots.

Definition of the Study Area The study area, illustrated in Figures 1 and 2 extends from the settlement boundary as defined in the adopted Isle of Arran Ayrshire Council Local Plan, dated February 2005, to include the landscape setting of settlements and views from the main approach roads and closest hill tops and skylines enclosing the settlements. The study area or boundary in relation settlements has been treated as flexible and the landscape survey has been extended to include landscape contributing to the immediate visual setting for each settlement.

2.1.2 Description of the Existing (Baseline) Landscape Resource A description of the existing (baseline) landscape resource and visual amenity forms a cornerstone of the assessment process and establishes the landscape context and sensitivity of the study area. This section refers to broad regional landscape character areas and landscape character types, identified in the Ayrshire Landscape Assessment (Land Use Consultants Scottish Natural Heritage Review No.111, 1998) and illustrated in Figure 3. The description of the existing landscape resource also documents landscape designations, illustrated in Figure 4, and other landscape features, elements and landmarks contributing to the value and sensitivity of the landscape. Features considered as part of this assessment are listed below. • Topography – areas of high and or steep ground;

• Landscape designations;

• Water courses and main areas of woodland;

• Existing landscape character areas;

• Tourist destinations and local landscape features or landmarks;

• Areas of existing built development;

• Main transport routes (into and out of the settlements), and

• Existing (above ground) industry and utilities, including electrical transmission lines. The assessment has examined the historical and urban development of the settlements in terms of how they are approached and accessed as well as their form, scale, character and identity.

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2.1.3 Assessment of Local Landscape Character Local Landscape Character Site Survey The character assessment of local landscapes within the study area has included areas of landscape, urban fringe / adjoining urban edge and townscape character to provide a complete picture of the local landscape characteristics and sensitivity of the study area. The survey has been conducted on site from roads, footpaths, and public open space, in fair weather, with site photographs recorded by use of a digital SLR camera The survey approach has divided the study area into individual units or areas of land that may be reasonably viewed from one location or road circuit and or grouped together as similar areas of local landscape character. Each of the areas and representative photograph locations has been illustrated in Figures 5a, 6a, 7a and 8a. A Character Assessment Survey Form has been prepared in the field for each area and reproduced in Appendix A at the back of this report. The Character Assessment Survey Forms document the following information for each area and have been compiled together with a 1:25,000 OS base map to produce a map of the local landscape character areas. The Character Assessment Survey Forms are divided into three areas as follows: i) Landscape Characteristics – the first section of the survey from documents the characteristics of the area with reference to the following components. • Essential Character: A brief description of the areas essential characteristics and key features is provided;

• Landscape Elements: A description of the main component parts of the landscape that contribute to local character; • Landform Natural features: A description of the landform features and hydrology;

• Land Use Land cover: A description including any man-made features and elements as well as vegetation type and pattern; • Landscape Pattern /Field boundaries: A description of landscape patterns usually related to the field boundary types, condition, and size of fields;

• Heritage Features: A description of any visible landscape or cultural features, landmarks, and or landscape related tourist attractions;

• Building Materials: A note of the colours and materials commonly used in the area;

• Aesthetic factors: These refer to the relative scale, sense of enclosure or openness, diversity, texture, colour, balance, movement, form, remoteness, and sense of security present in the landscape;

• Views and visual focus/landmarks: A description of these man-made or natural features, including description of the main views;

• Adjoining Urban Edge: Description of the building character/housing type, views and urban edge characteristics of the area;

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• Landscape Quality: A judgement on the state of repair or condition of the elements of a particular landscape, its integrity and intactness and the extent to which it’s distinctive character is apparent; and

• Landscape Value: The importance attached to a landscape, often as a basis for designation because of its quality, cultural associations, scenic or aesthetic characteristics. It should be noted that a landscape of high value may not always equate to areas of high landscape quality (particularly if they are designated for other landscape and visual reasons) and that areas of low landscape value may contain areas of higher landscape quality. ii) Landscape and Visual Effects – his section of the survey form considers the potential landscape and visual effects of housing development in that area – particularly loss of rural landscape, vegetation and visual prominence on the skyline.

• Landscape ‘Fit’: Consideration of how the proposed development would fit or be located in the landscape in broad terms; • Visual effects (skyline): Consideration of the visual effects and skyline visibility;

• Loss of vegetation/features: Consideration of landscape features that would be lost or threatened by development; and • Degree of Urban Integration: Consideration of how proposed development would relate to the existing urban edge. iii) Landscape Capacity and Sensitivity – the final section of the survey form considers the capacity of the landscape to accommodate development. Landscape capacity is closely related to landscape sensitivity and this is determined by consideration of landscape value, quality and capacity for development. Areas of higher landscape sensitivity generally have a lower capacity or no capacity (unsuitable) for development whilst areas of lower sensitivity generally tend to have some capacity for development, which may be subject to particular conditions or landscape constraints such as the preservation of an existing tree belt. Areas not suitable for development may also be identified as suitable for inclusion in a landscape strategy to preserve areas of particular landscape value or green space preventing the coalescence of settlements, for example. • Landscape capacity: The capacity of a particular type of landscape character to accommodate change brought about by development without unacceptable adverse effects on its character. Development has been referred to in broad design terms of scale, height, density, and setting of development within a particular landscape area;

• Design constraints and opportunities: Identified for each area and considered by reference to the landscape characteristics observed on site; and

• Management Strategy: Each area is considered in terms of the overall landscape management recommended, which may be either Conserve/Restore/Enhance and or Create New landscape. The observations and professional judgements made for each area were documented on the survey forms and the identified broad areas of local landscape were mapped onto a 1:25,000

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scale OS base map as illustrated in Figures 5b, 6b. 7b and 8b. Photographic images of typical or representative areas of local landscape character.

2.1.4 Development and Potential Landscape Effects In considering the landscape sensitivity to development it is important to consider the likely and typical landscape and visual effects brought about by this form of development as these will have a bearing on the sensitivity of one landscape type compared to another. The Landscape Institute defines landscape effects as ‘changes to landscape elements, characteristics, character, and qualities of the landscape as a result of development’ and these may be negative or positive. Visual effects are recognised by the Landscape Institute as a ‘subset of landscape effects and are concerned wholly with the affect of development on views, and the general visual amenity’. In addition to these there will be further townscape or urban design effects of development on the urban character and quality as a result of development. Poor integration of the urban edge with the surrounding landscape has been identified as a particular issue within the Ayrshire Landscape Character Assessment that future development and landscape management along the urban fringe will need to address. The potential effects considered as part of this assessment and associated with potential housing development, may therefore include, but are not restricted to, the following:

• Changes to landscape character - Erosion of landscape character, elements and patterns, particularly those, which form characteristic elements of landscape character along the boundaries of new development, adversely affecting landscape character and the rural setting of settlements;

• Loss of rare or unique areas of local landscape character and elements; • Skyline Effects – Development located in visually prominent locations across hilltops or alongside roads that would lead to a visual prominence of urban development adversely affecting the apparent scale, character, and landscape setting of settlements; • Poor integration of urban edge areas – The establishment of a new urban edge, through new development that extends the settlement boundaries requires sensitive integration with the surrounding landscape to reduce adverse visual impact; • Visual effects from key viewpoints - A change in the appearance of the landscape and seascape as a result of development may be heightened if the viewpoint location is associated with a valued landscape or frequented view such as from a main access road or bridge;

• Visual coalescence – The increased inter-visibility of the two of more urban areas within a landscape such that the separate identities and setting of each are affected;

• Ribbon development – Extended development along main transport routes at increased distance for the town/village centre adversely affecting the cohesion and legibility of the settlement and adversely affecting the apparent scale, character and setting of settlements; and

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• Effects on setting – Changes to the visual appearance of a particular landscape or townscape character or the ‘sense of place’1 of a settlement or valued landscape/landmark that is significantly changed in views from the location as well as towards the location from nearby surrounding viewpoints or visual receptors.

Housing Development Type In broad terms the scale, height, density, layout design and urban edge of proposed development may assist the mitigation of potential adverse landscape and visual effects, for example single storey development may be more appropriate in some areas to visual effects on the skyline. Where appropriate the identification of potential housing sites and associated landscape capacity, may be accompanied by recommendations of scale, height and density of development as follows: i) Scale – The extent of development is indicated in terms of approximate area on Figures 5d, 6d, 7d and 8d. ii) Height of Development – May be defined as single storey, two storey, or two storey with some three storey (town-house or ‘feature’ building) development. This recommendation is most likely to be appropriate in areas of higher ground and adjacent to settlements where the height of development is an important characteristic. iii) Density – Generally the density of development in urban fringe areas tends to be lower than development densities closer to the centre of settlements. Housing density along the existing settlement boundaries is very low as most properties have large gardens. Typical densities range from approximately 20 to 30 units per hectare, although lower densities of approximately 20 to 5 also occur particularly in connection with local authority housing and large gardens and older houses. Higher density housing along the urban edge is typical of more recent private housing development with smaller gardens. Density is also affected by design and higher density development may be appropriate through the use of traditional terraced house forms or other alternative design arrangements that may be proposed as part of a detailed design.2 iv) Layout – The layout and design of new development should incorporate quality urban design and landscape features to allow for footpaths and cycle ways with integrated links and routes through to the main settlement. The design should also incorporate appropriate levels of open space (courtyards, squares, landscape spaces and landscaping and trees and woodland) that can be linked to the wider settlement or urban fringe landscape and existing areas of woodland. The aim should be to avoid the development of ‘whole fields’ with a uniform housing density with exposed urban edges that are poorly integrated with the existing settlement surrounding landscape and townscape areas. v) Urban Edge - The edges of new development should ensure appropriate boundary treatment to new gardens and built development and integrate new open space and new woodland with the existing landscape character, and patterns of woodland and

1 ‘Sense of Place’ Is defined by the Landscape Institute as the essential character and spirit of and area also known as ‘Genus loci’. 2 Densities are not included within the capacity recommendations of this report.

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hedgerows. Timber fencing for example, may not be an appropriate boundary treatment to integrate the leading edge of new development into an area of countryside where the boundaries are characteristically marked by hedgerows and woodland shelterbelts, although it may be appropriate to define garden boundaries internal to the development. New public spaces, landscaped areas and access routes should also link to existing patterns of space and access / footpaths.

2.1.5 Landscape Capacity Based on the results of the landscape character survey, the assessment has evaluated the sensitivity of local landscape character along the boundaries of each settlement, and has identified suitable areas for development in terms of their landscape capacity based on the following categories. i) Landscape Strategy: Areas Not Suitable for Development; ii) Landscape Strategy: Indicative Landscape Provision Areas; iii) Areas with Limited Potential for Development; iv) Areas with Development Potential, and v) Areas Most Suitable for Development. Each of the categories of landscape capacity has been described in more detail as follows:

Landscape Strategy: Areas Not Suitable for Development This includes valued landscapes, elements, and features considered worthy of protection from future development and areas, which make a substantial and valued contribution to the setting and identity of the settlements. This would also include areas of high sensitivity and land that would not be suitable for development for reasons such as visual prominence, settlement coalescence adverse topography, or proximity to existing or proposed road development as follows: • Valued landscapes and areas considered worthy of protection and safeguarding from inappropriate development; • Strategic landscapes that should be protected to prevent the coalescence of settlements and preserve the rural setting of particular settlements; • Areas excluded due to steep or adverse topography; and

• Areas to be protected from development due to their visual prominence and would result in visually intrusive development set against the skyline.

Landscape Strategy: Indicative Landscape Provision Areas This includes areas of land that could make a contribution with further landscaping and areas of vegetation that already make an existing contribution to the landscape setting of the settlements that may not otherwise be particular valued in their own right. This would include vistas or visual corridors (lines of sight between visual receptors and valued landscapes or land marks) and buffer zones (physical space or ‘comfort’ distance between development that may be accompanied by screening, landscaping or structure planting) and new or existing woodland and

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landscape planting. The conservation, management, and creation of these features will be important to establishing a well-integrated urban edge with the surrounding landscape. Also included area areas, which should be protected to preserve the rural setting of settlements and areas suitable to be retained as green corridors or future areas of open space (with appropriate management). Collectively these areas could be part of a shared landscape resource and could contribute to a Landscape Strategy either as; • Strategic landscapes that should be protected to preserve the rural setting and landscape character of particular settlements; • Landscapes to be retained and managed as green corridors and open space (including areas of flat land for recreation) to serve new and existing communities; and • Landscape which should be preserved as screening/buffering to minimise the effects of development on adjacent landscape areas.

Woodland Strategy These areas new or existing woodland areas that are to be included as a part of the Landscape Strategy to enhance existing woodland features, provide setting and containment for future development and create recreational and bio-diverse areas.

Areas with Limited Potential for Development This would include areas of steep topography that may contain smaller pockets of developable land and those areas that could, through the application of appropriate design mitigation, such as landscape restoration or woodland planting be considered as suitable for limited development.

Areas with Development Potential This would include areas of medium to low sensitivity, which have potential for development (compliant with good design standards and associated landscape provision) that could be accommodated within the existing landscape setting of settlements.

Areas Most Suitable for Development This would include areas of land of lower sensitivity, where development (compliant with good design standards and associated landscape provision) could be seen as a positive contribution to the settlement in terms of regeneration (repair of urban landscapes and townscape character), strengthening of settlement identity and sense of place.

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Key Settlement boundaries of North Ayrshire study area towns

MILLPORT

BRODICK

LAMLASH

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WHITING BAY

North Ayrshire Council Landscape Capacity Assessment

Figure 1 Study Area

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776. Key Settlement boundaries of North Ayrshire study area towns

BRODICK

LAMLASH

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North Ayrshire Council Landscape Capacity Assessment WHITING BAY Figure 2a Study Area: Isle of Arran

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MILLPORT North Ayrshire Council Landscape Capacity Assessment

Figure 2b Study Area: Great Cumbrae Island

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Landscape Character Areas Ayrshire Assessment Coastal Fringe with Agriculture

Coastal Headland

Coastal Lowland Moor

Raised Beach Coast

Rocky Volcanic Islands

Rugged Granite Uplands

Rugged Moorland Hills Valleys with Forestry

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North Ayrshire Council Landscape Capacity Assessment

Figure 3 Landscape Character: Arran and Cumbrae

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Landscape Designation Areas Sensitive landscape

Conservation areas

Developed Coast BRODICK Undeveloped Coast

National Scenic Area

Historic Landscape Gardens

LAMLASH

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WHITING BAY

North Ayrshire Council Landscape Capacity Assessment

Figure 4a Landscape Designations Isle of Arran

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Landscape Designation Areas Sensitive landscape

Conservation areas

Developed Coast

Undeveloped Coast

MILLPORT

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North Ayrshire Council Landscape Capacity Assessment

Figure 4b Landscape Designations Great Cumbrae Island

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776.

3. Landscape Character Assessment

3.1 Introduction

A description of the existing (baseline) landscape resource and visual amenity forms a cornerstone of the assessment process and establishes the landscape context and sensitivity of the study area. These landscapes are illustrated on Figure 3. This section refers to broad regional landscape character areas and landscape character types, identified in The Ayrshire Landscape Character Assessment (Land Use Consultants, Scottish Natural Heritage Review No.111, 1998).

3.2 Seascape

The coastline in the study area is within the Firth of Clyde Seascape Unit and within the Outer Firth and Islands Seascape Character Type as listed in ‘An Assessment of the sensitivity and Capacity of Scottish Seascape to Wind farms’ Scottish Natural Heritages Report No 103. Characteristics of the Outer Firth and Islands Seascape Type are low and rock coastline with often narrow coastal ledge and coastal hills limiting views inland. It is a semi enclosed seascape with numerous settlements and industrial facilities with diverse views of islands and mainland.

3.3 Landscape Character Types

Figure 3 illustrate the Regional landscapes Character Types within the Island of Cumbrae and Arran in the Ayrshire Landscape Assessment area, each of which are described below.

3.3.1 Coastal Fringe with Agriculture The Coastal Fringe with Agriculture landscape type occurs on the islands of Great and Little Cumbrae, and on Arran. Although there are strong local variations in the landscape character of the Cumbraes, it is not appropriate to identify detailed landscape types at the level of a regional assessment. Great Cumbrae, as the name suggests, is larger, and more settled with much of the island given over to improved pasture and smaller areas (mainly steeper slopes) under deciduous woodland or heather moorland. The settlement of Millport is strung along a bay along the south of the island. Little Cumbrae, by contrast, is more rugged, sharing the geology of the hills above Largs. Settlement is absent and agricultural activity limited to rough grazing. While the Isle of Arran is dominated by the mountain and moorland interior, a lowland fringe runs south around the coast between Brodick and Machrie Moor, incorporating some areas of raised beach, and broadening wherever valleys reach the coast. The agricultural land

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capability of these areas was sufficient to allow improvements, including enclosure, to take place during the 18th and 19th centuries, creating a fringe of small, geometric and usually hedged fields which extends round much of the southern part of the island. The density of place names reflects the fact that these are the most settled parts of the island, with many farmhouses and cottages. Many are thought to date back many centuries, conforming to the pattern that prevailed across much of Ayrshire, though the old field systems have been lost beneath the more recent enclosures. More recent settlement has focused on the west coast at Brodick and Lamlash, where historic cores, supplemented by Victorian additions, have been expanded by the development of suburban housing, pushing along the coast and uphill. Recreational developments, including golf-courses and caravan sites further this suburbanisation of the western part of the coastal fringe. Elsewhere, some of the networks of field boundaries are beginning to deteriorate, probably assisted by westerly gales. Forces for Change In this section we describe the principal types of change that have affected this landscape type in the recent past or which are likely to affect it in the future. Changes may be positive or negative in terms of their effect on the landscape. The aim of this section is to gain a clear understanding of the nature and direction of change and its likely impact on the essential character and quality of the landscape. This analysis provides the basis for management guidelines to assist other organisations develop more detailed policies for agriculture, forestry and development. Agriculture: Farming in this landscape type is more vulnerable to change than on the mainland, due in part to island status, but also in reflection of the particular pressures for residential and recreational development, particularly on the east coast. The more marginal nature of the farming economy, together with the influence of exposure, is reflected in the deterioration of hedges in some places, and their replacement with post and wire fences. Woodland: The patterns of broadleaf woodland in this landscape reflect closely the interplay of topography and exposure, together with the influence of human land use. The semi-natural woodland of oak and birch found in many of the upland valleys tends to give way to introduced species such as beech in the lower more sheltered parts of the valley. The transition in woodland types often coincides with the change from unenclosed to enclosed land. Management and conservation of this broadleaf woodland, where it occurs, is important if the character of the coastal farmland is to be maintained. Development: Settlements such as Brodick, Lamlash and to a lesser extent Millport, have experienced considerable growth during the present century. Vernacular designs, or even Victorian interpretations of them, have been abandoned in favour of standard suburban designs common to developments all over Britain. The most obvious expansion has taken the form of the addition of small peripheral estates. In other areas, houses have extended along country lanes into the surrounding countryside. Recreation: The popularity of Arran as a destination for visitors means that there has been considerable pressure for recreational development in the form of golf-courses and other formal facilities. However, this tends to have been concentrated within a limited part of the island.

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Management and Planning Guidelines The following guidelines reflect the sensitivities of the landscape and the pressures for change acting upon it. They are intended to provide a broad basis for the development of more detailed management strategies. The overall aim of such strategies should be to conserve the agricultural character of these areas, by controlling development and reinforcing the structure of field boundaries and trees. Agriculture • Discourage further loss of pastures, particularly around settlements;

• Discourage improvements which result in loss of field boundaries or field boundary trees; • Encourage management, including restoration, of field boundaries and field boundary trees; • Encourage the conservation of dry stone dykes in local stone with an emphasis on roadside walls and others in highly visible areas; • Enhance wildlife value through careful grazing;

• Maintain pastoral landscape;

• Use the agricultural development notification scheme to influence the design, colour, materials, screening and location of new farm buildings. Explore the use of planning conditions attached to new buildings to provide screening where appropriate. Forestry and Woodland;

• Encourage the planting of new tree lines;

• Encourage small scale woodland planting;

• Encourage the integration of broadleaves and conifers on a small to medium scale, prevent physical or visual encroachment of large forests; • Explore opportunities to modify management practices to allow the regeneration of native woodlands in some valleys to create a transition from the managed coastal fringe to the 'untamed' uplands; and • Discourage the extension of coniferous forestry into this landscape type. Recreation

• Focus recreation activities and the provision of new facilities at existing centres. Maintain low-key level of provision in areas outside the principal settlements;

• Encourage the sympathetic restoration and re-use of redundant buildings in the countryside;

• Ensure that proposals for expansion of facilities are subject to rigorous visual impact assessment adopting, for example, the approach set out in the guidance published by the Landscape Institute and the Institute of Environmental Assessment (1995);

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• General presumption against large scale built developments;

• Influence the design and provision of associated signage;

• Monitor erosion and other effects in areas subject to highest pressure, implementing management measures as necessary;

• Site caravan parks or other facilities to avoid disrupting key views, making best use of natural or woodland screening; and • Tourism development and facilities should be sited to avoid unchecked linear development or development which sits uncomfortably in the landscape. Development

• Identify potential housing sites and prepare preliminary design/development guidance;

• Consider positive ways of addressing the interface between settlements and the surrounding countryside. These could include:

- Creating urban gateways which define the edge of settlements on road routes; - Controlling views to and from settlements by screen planting ;

- Landmark features;

- Ensuring new peripheral buildings address surrounding areas and are of high architectural quality; - Developing only where woodland backclothing is available ;

- Encourage new development to re-inforce the existing settlement;

• Encourage developers to use local building materials and to adopt local vernacular in respect of density, massing, design, colour and location while allowing for modern interpretations of traditional styles. Avoid standard designs and layouts; • Consider the preparation of design guides as supplementary planning guidance; discourage development in the open countryside; • Encourage the appropriate conversion of redundant buildings in the countryside;

• Guidance should be provided on the way buildings should be converted (including the provision of drives, gardens etc) to prevent the suburbanisation of the countryside;

• General presumption against large scale built developments; and

• Where development is permitted, encourage construction to consolidate existing villages, hamlets or groups of farmbuildings, and favour sheltered locations.

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3.3.2 Rugged Moorland Hills and Valleys with Forest In contrast to the spectacular granite mountains that comprise much of northern Arran, the southern part of the island comprises an area of rugged moorland, underlain by red sandstone with numerous, more resistant Tertiary dykes, sills and intrusions which give the moorlands a degree of ruggedness. In contrast to the orientation of the North Ayrshire Hills, the bedding planes dip gently towards the south-west, creating comparatively shallow slopes in the southwest and steep, almost craggy escarpments in the east, towering above Brodick and Lamlash. A series of valleys cut into the upland mass, providing routes for 'the String' and 'the Ross', two high passes across the southern part of the island. The valleys show a transition from upland with stands of semi-natural oak and birch where shelter allows, and networks of drystone dykes constructed from rounded boulders, to more settled, pastoral lowlands with regular, hedged fields and a predominance of beech, chestnut and field maple. Much of the higher moorlands have been afforrested, creating very extensive areas of coniferous plantation, most of which extend down to the road which encircles the island. Like the granite uplands to the north, settlement within these rugged moorland hills is scarce, limited to the occasional isolated farmstead, sited high in one of the valleys. Forces for Change In this section we describe the principal types of change that have affected the Rugged Moorland Hills and Valleys landscape type as a whole in the recent past or which are likely to affect it in the future. Changes may be positive or negative in terms of their effect on the landscape. The aim of this section is to gain a clear understanding of the nature and direction of change and its likely impact on the essential character and quality of the landscape. This analysis provides the basis for management guidelines to assist other organisations develop more detailed policies for agriculture, forestry and development. Agriculture: Farming is, at best, a marginal activity in these uplands. Although abandoned field boundaries are visible along the transition from more lowland areas, modem farming is largely confined to sheep grazing on the moorlands. A small number of farmsteads are sited high in the valleys that cut into the hills. Pressures appear to be few, though changes in subsidy levels could result in significant change. Drystone dykes are an important feature of this landscape type, particularly around the fringes and in the moorland valleys. These should be conserved. Woodland: Within the North Ayrshire Hills, extensive woodland is rare, though a few small to medium sized coniferous plantations are found in the main valleys. This area was identified as a 'sensitive area' in the Strathclyde Indicative Forestry Strategy. Much more extensive coniferous plantations cover much of southern Arran. This tends to be concentrated in the southern and western parts of the South Arran Hills, extending down to the coastal strip at Brodick and on the southern part of the island. Other, smaller areas of plantation woodland are found in the western part of the hills, while a relatively new area of planting is sited in the high, central part of the uplands. The current balance of open moorland to forestry favours the latter, particularly along roads crossing the area, suggesting that there is limited potential for additional woodland. There is, however, scope for the improvement of existing plantations as they approach the next rotation of harvesting and replanting. Semi-natural woodland, comprising birch and oak, is found in many of the steep sided valleys which drain the moorlands.

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Development: There are few development pressures on this landscape type. Within the North Ayrshire Hills there has been a history of reservoir development, and, although the water bodies and dams sit relatively easily in the valley landscapes, other elements of the water infrastructure (for example south of Camphill Reservoir) are of a less sensitive design. A further intrusive element in the landscape of the North Ayrshire Hills is the line of electricity pylons which cross from Hunterston to the Garnock valley, crossing the skyline in a number of places. Recreation: Recreation pressures in these hills are few. Most activity on Arran is focused in settlements such as Brodick or within the more dramatic northern hills, though forest walks and trails have been established to the south of Brodick. Within the North Ayrshire Hills, recreation activity is very limited, largely confined to the provision of a viewpoint and picnic area on the hills overlooking Largs and the Firth of Clyde. The area further north comprises the Clyde Murshiel Regional Park and is more heavily used. Wind power: It is likely that both these areas of rugged moorland hills have potential for wind power development, though it may be constrained by the nature of existing power infrastructure on Arran. While there may be opportunities to develop wind farms in these hills, there could be significant local effects, as well as broader implications for sensitive landscapes nearby, particularly where important skylines were affected. On the other hand, small scale wind turbines could provide a means of sustaining farming communities in some of the more remote parts of the hills. Management and Planning Guidelines The following guidelines apply to both occurrences of the Rugged Moorland Hills and Valleys and reflect the sensitivities of the landscape and the pressures for change acting upon it. They are intended to provide a broad basis for the development of more detailed management strategies. The overall aim of such strategies should be to conserve the untamed nature of the moorland landscape and to emphasise contrasts with surrounding lowlands. Agriculture • Enhance wildlife value through careful grazing management;

• Maintain present 'untamed' nature of landscape;

• Stone wall field boundaries should be protected and maintained; and

• Support heather management (muirburn) schemes. Forestry and Woodland

• Explore opportunities to modify management practices to allow the regeneration of native woodlands on some valley slopes, to create the 'natural' transition from valley woodland, through dwarf woodland to the vegetation of the moorland summits and plateaux;

• Retain and manage surviving pockets of native woodland;

• Further planting should be restricted to areas already dominated by forest;

• A predominance of open ground should be preserved with generally large scale patterns of forest and open ground;

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• Forest design should seek to reflect the topographic diversity in open space patterns, species mixes and coupes patterns;

• Forest restructuring should seek to 'expose' and preserve cultural features such as walls and archaeological ruins and geological or geomorphological features;

• Forestry restructuring for spatial, age, species and wildlife diversity should be progressed; • Maintain present 'untamed' nature of landscape in areas currently devoid of forestry; • New planting should conform to the Forestry Authority's design guidelines. In particular, it should respond to the medium to large scale nature of the landscape, the importance of views within and out of the hills, and historic and ecological values; • New woodland planting should respect the shape and scale of topography, with opportunities to enhance topographic variations through careful woodland design; • Consider opportunities for new woodland planting in terms of:

- The overall balance of woodland and open space;

- The relative importance of different areas of existing woodland and how this would be influenced by an increase in woodland cover; - The importance of key views and features within the landscape;

- Opportunities for provide screening; and

- Opportunities to link isolated areas of woodland; Recreation • General presumption against built developments;

• Maintain low-key level of provision;

• Monitor erosion and other effects in areas subject to highest pressure, implementing management measures as necessary; and • Support small scale, low-key tourism or recreational development. Development

• Discourage development in the upland landscape.

3.3.3 Rugged Granite Upland. The mountains of north Arran represent the remains of a major granite intrusion. The force of the rock movement was such as to deform the Highland Boundary fault, which runs around the edge of the granite, and to influence deposits of other rocks all around. The hills can be sub- divided into two groups. The first comprises the dramatic eastern peaks, including Goat Fell, Caisteal Abhail and Beinn Tarsuinn which are linked by a heavily serrated and knife edge

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ridge. The second comprises the more rounded western summits of Beinn Bharrain, Mullach Buide, Beinn Bhreac and Beinn Tarsuinn. The entire mountain range has been significantly modified by glacial erosion, both as a consequence of inundation by the main Highland ice sheets and the accumulation of local ice deposits. The result is a highly dissected landform, with the high peaks separated by plunging U-shaped valleys such as Glen lorsa, Glen Sannox and Glen Rosa. The depth of these valleys, and the proximity of the hills to the coast creates a drama which, in Scotland at least, can only be experienced on other islands such as Skye and Mull. Landcover is dominated by sparse moorland vegetation and extensive areas of bare rock. Woodland is absent with the exception of the coniferous plantations on the lower slopes along the coastal fringes (eg above Corrie) and an extensive area of plantation above North Glen Sannox. Signs of human settlement are scarce, largely confined to tracks and walkers' footpaths. A complex of small bings and shafts in the lower part of Glen Sannox points to the historic importance of mineral working in the northern part of the area. These are among the most spectacular mountains in Scotland, providing a remarkable skyline when viewed from the mainland, from Kintyre, or from vessels travelling through the Firth of Clyde. They are widely appreciated and visited, partly reflecting their proximity to centres of population on the mainland. Forces for Change In this section we describe the principal types of change that have affected this landscape type in the recent past or which are likely to affect it in the future. Changes may be positive or negative in terms of their effect on the landscape. The aim of this section is to gain a clear understanding of the nature and direction of change and its likely impact on the essential character and quality of the landscape. This analysis provides the basis for management guidelines to assist other organisations develop more detailed policies for agriculture, forestry and development. Woodland: Although most summits and hilltops of this landscape type remain unwooded here are coniferous plantations on some of the lower slopes. This is a particular concern on Arran, where an extensive plantation at the head of North Glen Sannox impinges on views of Goat Fell and surrounding summits. Further afforestation would have an adverse effect on this sensitive and widely appreciated landscape type. Recreation: These uplands are popular for hill walking and climbing, particularly on northern Arran, where Goat Fell is a well visited summit. This raises concerns in terms of erosion, litter and overcrowding. However, this area is owned and managed by the National Trust for Scotland. Wind power: Wind power development in this landscape type would be inappropriate given the sensitivity of the landscape. Management and Planning Guidelines The following guidelines reflect the sensitivities of the landscape and the pressures for change acting upon it. They are intended to provide a broad basis for the development of more detailed management strategies. The overall aim of such strategies should be to conserve and emphasise the dramatic and untamed upland landscape character of these granite uplands.

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Agriculture

• Maintain present 'untamed' nature of landscape;

• Stone wall field boundaries should be protected and maintained;

• Support continuation of moorland grazing particularly within broad enclosures;

• Manage grazing to conserve or enhance nature conservation values of upland heaths and grasslands; and • Support heather management (muirburn) schemes.

Forestry and Woodland

• Explore opportunities to modify management practices to allow the regeneration of native woodlands on some valley slopes, to create the 'natural' transition from valley woodland, through dwarf alpine woodland to the vegetation of the upland summits and plateaux;

• Retain and manage surviving pockets of native woodland;

• Implement a phased programme of felling, redesign and replanting of existing plantations to reduce the adverse impact on the environment; • Forestry restructuring for spatial, age, species and wildlife diversity should be progressed; • Forest restructuring should seek to 'expose' and preserve cultural features such as walls and archaeological ruins; • Design of replanted forest should seek to reflect the topographic diversity in open space patterns, species mixes and coupes patterns ; important geological and geomorphological features should be exposed; • Further planting should be restricted with a general presumption against large scale forestry; and • Seek to create an interface between the planted and unplanted parts of this landscape type through planting native species appropriate in ecological and topographical terms, and by replacement of conifers at rotation. Recreation • Maintain low-key level of provision; and

• Monitor erosion and other effects in areas subject to highest pressure, implementing management measures as necessary. Development

• Discourage development in the upland landscape.

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3.4 Local Landscape Character As a result of the site survey a number of local landscape character areas have been identified close to and around the urban edges of settlements and each of these is illustrated on Figures 5b, 6b, 7b and 8b.

3.4.1 Local Seascape

Within the study area and Outer Firth and Islands Seascape Character Type there are several local seascape units in relation to the coastal settlements. Local Seascape units are much smaller divisions that the Regional categorisations, extending 2-3km offshore and are defined by land to sea inter-visibility. In terms of the study area the following seascape units are adjacent to Millport, Whiting Bay, Lamlash and Brodick.

Whiting Bay The Whiting Bay Local Seascape Unit extends from the Largymore area at the southern tip of the settlement to Kingscross Point. The foreshore is made up of sandy and rocky beaches which are overlooked by higher ground which rises beyond the settlement boundary inland. The prominent landform at the Holy Isles is a prominent backdrop to views within this seascape unit with longer range views over the Firth of Clyde.

Lamlash Bay The Lamlash Bay Seascape Unit extends from the headland areas at Kingcross to Clauchlands Point to the north west of the settlement. The foreshore adjacent to Lamlash consists of rocky and sandy beaches with some areas of mud tidal flats which attracts various forms of wildlife. As with the Whiting Bay seascape the Holy Isle is a prominent feature within views as it is located ~2km from Lamlash. Views over the bay can be dramatic on approaches from the south east with Goat Fell forming a distinct backdrop to the town and bay.

Brodick Bay The Brodick Bay Local Seascape Unit extends from the headlands at Corriegills ~2km south east of Brodick to Merland Point to north west of Brodick Castle. The coastline is made up of rocky cliffs/headlands, sandy beaches with an estuarine area where the Glen Coy Water and Rosa Water run into the sea. Views from higher ground within the settlement over the bay are dramatic with distinctive backdrop of mountains to the north west.

3.4.2 Local Landscape Character Coastal Fringe with Agriculture: Lowland Hill Farmland This landscape is specific Cumbrae with topography ranging from 10m to 100m AOD; lowland hill farmland is generally characterised by undulating areas of pasture divided by low hedgerows, which have been replaced with post and wire fencing in places. The area is interspersed by small woodland areas and shelterbelts. Views are expansive over Millport bay and the Firth of Clyde; with the local summit of Aird Hill forming a prominent landmark within the bay.

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Coastal Fringe with Agriculture: Rugged Hills The rugged hills local landscape is generally limited to the upper summits of the hills (70m to 100m AOD) which form the prominent landmarks within the landscape setting of the town. This includes the summits of Play Hill to the north of Millport, as well as Farland Hill and Craigengour Hill, which are located to the east. These areas are characterised by their steep landform, rocky crags, and hill summits, which are generally covered in rough scrub / grassland. These hills help to enclose the settlement of Millport and reinforce the form of the bay itself; providing a background horizon to the landscape setting of the town and bay.

Coastal Fringe with Agriculture: Raised Beach This linear local landscape is aligned along the coast in Cumbrae; primarily consisting of stretches of sandy beach broken up by stretches of rocky outcrops. These sections of coast form level shelves in places, backed by steep-sided or craggy escarpments. The settlement of Millport is located along a plateau with the steep-sided escarpments beyond forming a backdrop of high ground when viewed from within the bay. The centre of the town is located adjacent to an extended stretch of sandy beach where the land beyond is generally more flat, however, it is the extents of the town (which wrap around the bay to the south east and south west) which are generally backed by steeper escarpments and hence more characteristic of this landscape character type.

Coastal Fringe with Agriculture: Coastal Farmland This is the most common, local landscape area within Coastal Fringe with Agriculture LCA and extends to all the settlement edges within the study area. The character of this local landscape is typical of the Coastal Fringe with Agriculture LCA with areas of raised beach that are predominately undulating with hedgerow, shelterbelts and scattered trees. This landscape has a strong pattern of rectangular and square field/paddock enclosed by mature hedgerows and shelterbelts. Pasture and paddock are the predominant land use with small areas of woodland reflecting closely the interplay of topography and exposure.

Coastal Fringe with Agriculture: Rough Pasture with Heath There are significant areas raised beach and undulating areas adjacent to the coast within Arran that consist of rough pasture, scrub, woodland and rough pasture/paddock. Some areas of this landscape have a strong pattern of field boundaries (South Brodick) which are interspersed with heath and scrub and enclosed by mature hedgerows and shelterbelts. The character can be similar to areas of Coastal Farmland in some area except the pasture is of a lower quality and is a significant amount of scrub and heath.

Coastal Fringe with Agriculture: Stream Valley Stream Valleys coincide with local burns and rivers within the Coastal Fringe with Agriculture LCA. The character of these local landscapes consists of predominantly wooded areas of rivers or streams located within flat, undulating and steeper areas of landform. The Stream Valleys which feed into the settlements are often areas of stream which form a link the local glens and the coast.

• Glenshadale Burn, Whiting Bay;

• Monamore Burm, Lamlash;

• Benlister Burn, Lamlash;

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• Blairemore, Burn, Lamlash; and

• Rosa Water, Brodick

Coastal Fringe with Agriculture: Estate Landscape The only area of Estate Local Landscape is located at Brodick Castle and Cladach at the northern edge of Brodick. Characteristics of this landscape are mature woodland, shelterbelts, open space and pasture. Views are limited when standing within this landscape and the woodland features provide textural; backdrop view from the town frontage, shoreline the ferry.

Coastal Fringe with Agriculture: Glen Coy The Glen Coy is a distinct local landscape at the south western edge of Brodick centred on the Glencoy Water. The local landscape consists of areas of rough pasture and scattered woodland enclosed by high ground of the Rugged Granite Uplands to north and Rugged Moorland Hills and Valleys with Forestry to south. High ground to north and south encloses this landscape to create a compact area of farmland with scatted farmsteads and scattered trees.

Rugged Moorland Hills and Valleys with Forestry: Moorland with Forestry This local landscape is associated with extensive areas of uplands (South Arran Hills) which abut areas of Coastal Farmland on the island of Arran. The topography of the Rugged Moorland Hills and Valleys with Forestry LCA rises considerably from the settlements to form a series of prominent hills to the west including Sithein, Urie and the Tighvein. Characteristics of the local landscape near the settlement are plantation forestry, Moorland often dissected by valleys or glens.

3.5 Landscape Designations The Landscape Character section with the Local Plan Development Control Statement advises that all development should have regard to landscape features and the landscape character of the area. The Local Plan Policies that relate particularly to landscape related designations in the study area are illustrated in Figure 4, and each of these is listed as follows.

3.5.1 North Arran National Scenic Area

This designation extends into the northern settlement boundary of Brodick and encompasses areas of Coastal Fringe with Agriculture and Rugged Granite Uplands landscape character. This designation is protected through POLICY ENV6.

3.5.2 Sensitive Landscape Character Areas

The Local Plan recognises the attractive landscape setting of North Ayrshire and seeks to protect its character from insensitive development. Protection of landscape character is considered to include the setting of towns, villages and buildings within the landscape; the pattern of trees and woodlands, the special qualities of the main river valleys and estuaries, historic landscapes and skylines and other prominent features. Local Plan Policy ENV 6 in the North Ayrshire Local Plan and ENV 6 in the Arran Local Plan relate to Sensitive Landscape

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Character Areas within the region, and these designations within the Study area incorporate the northern half of Arran and Cumbrae.

3.5.3 Coastal Designation

The study area incorporates classified developed and undeveloped coastal zones and as covered by Policy ENV 8. In these cases development is required to enhance the developed coast, avoid coalescence of development along the coast and unless social and economic benefits outweigh environmental loss, development should be located within existing settlements or associated with existing development. The Local Plan recognises the impact new development along the urban fringes or in the countryside can have on the surrounding natural environment including landscape character. Policy ENV 17 focuses on the integration of settlements and developments in the countryside with the natural environment of the area, through sensitive and appropriate natural planting and landscape sculpting. Coastal Zone: Policy ENV 8 protects the environmental value of the coastal zone as identified in the Local Plan

3.5.4 Designed Landscapes and Historic Gardens

Brodick Castle is listed in the inventory of Gardens and Designed Landscapes and Policy BE 9 seeks to protect such areas from insensitive and inappropriate development. It may be that other landscapes will be added to the inventory in the future. Local landscapes of historic interest as identified by the Garden History Society are recognised by Policy BE 10 for their value to the heritage of the area.

3.5.5 Conservation Areas

There are a couple of conservation areas within the study area and these include Lamlash and Millport and may be partly visible from the surrounding landscape or situated partly outside the settlement boundary and will have open views ensuring that the quality and character of the existing landscape will potentially have a bearing on the setting of these areas and associated listed buildings. Policy BE 1 in the North Ayrshire Local Plan and Policy BE 1 in the Arran Local Plan relate to development in conservation areas and seek to protect the visual amenity or historical/architectural character including setting, buildings, open space and trees. Policy BE 2 (in both the North Ayrshire and Arran Local Plans) Development Adjacent to Conservation Areas is listed as follows: “Proposals for development adjacent to a conservation area which have a significant adverse affect on its architectural and historical character and wider setting shall not accord with the Local Plan.”

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3.5.6 Urban fringe and Countryside Development

The council shall require the provision of substantial structure planting, supplemented by earthworks if necessary, on any urban edge sites, as identified on the Local Plan Map and on categorised identified below • Any urban edge site, regardless of house class, and including those identified in the Housing Chapter; • Any site failing to be approved along an existing or proposed transport corridor or green corridor; • Any edge of settlement site;

• Any countryside development site; and

• Any existing site in the countryside, where a change of use, extension, or other development is sought.

3.5.7 Other Environmental Policies

The council recgnizes the the work of the Arran Access Trust which has been formed to develop, improve and maintain access opportunities on the island. • Access to Countryside: Policy ENV 10a.

3.5.8 Other Guidance

Ayrshire and Arran Woodland Strategy The Ayrshire and Arran Woodland Strategy provide strategic guidance for on the means by which the economic, environmental and social benefits of woodland planting and management and timber processing can best be developed for the area. The strategy was prepared as a partnership document which seeks to define new means of achieving forest and woodland planting and management in an environmentally and ecologically sensitive way. The Local Landscape drawings Figures 5b, 6b, 7b and 8b illustrate the areas of woodland and shelterbelts adjacent to the settlements.

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Key Settlement boundaries

1 Survey Area Photograph Locators

2 0 250m 500m 750m 1km

Scale 1:25,000 @ A3

6 1 North Ayrshire Council Landscape Capacity Assessment

Figure 5a Survey Study Areas Great Cumbrae Island: Millport

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Landscape Character Areas Coastal Farmland

Raised Beach

Lowland Hill Farmland

Rugged Hill

0m 125m 250m 375m 500m

Scale 1:15,000 @ A3

North Ayrshire Council Landscape Capacity Assessment

Figure 5b Local Landscape Character Areas Great Cumbrae Island: Millport

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776. In landscape terms, the town has capacity town to expand to the north eastern side – towards Maiden Knowe (in the area of Coastal Farmland). The development expansion is unlikely to directly affect the landscape setting of Millport the Millport conservation area, being instead focused around the 1960s – 70s housing development which lies out- with this designation. The low-lying nature of this landscape area, coupled with the adjacent escarpment and hills, North Ayrshire Council ensure that any future development will be well contained and screened. A green/woodland strategy around this Landscape Capacity Assessment area would help to define the urban edge and therefore enhance the overall landscape setting. Figure 5c Capacity concept and Protection areas: Millport

July 2008 "This map is reproduced from the OS map by North Ayrshire Council with the permission of the Controller21856-G018.inx of Her cocan Majesty's Stationery Office, © Crown copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Licence Number: 100023393." Key Settlement boundaries of North Ayrshire study area towns

Landscape Character Areas Coastal Farmland

Raised Beach

Lowland Hill Farmland

Rugged Hill

Landscape Capacity Areas Indicative Areas Most Suitable for Development Areas of lower landscape sensitivity the development of which may be beneficial to the wider settlement and urban fabric, subject to detail design plans.

Indicative Areas with Potential Areas or medium to low landscape sensitivity to development, subject to detail design plans.

Indicative Areas with Limited Potential Areas of higher landscape sensitivity to development that may also be further constrained by size and topography.

2 Indicative Landscape Strategy Areas not suitable for development that may 3 be required to preserve the setting of 1 settlements and prevent coalescence. 2 Indicative Landscape Area Areas of new or existing landscape/ planting to accompany development as buffer zones and or screening. 4 Limit of Expansion

1 0m 125m 250m 375m 500m

Scale 1:15,000 @ A3

North Ayrshire Council Landscape Capacity Assessment

5 Figure 5d Landscape Capacity Areas Great Cumbrae Island: Millport

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776.

4. Settlements and Landscape Capacity

4.1 Millport

4.1.1 Historical Context

Millport has grown around the Garrison House which was built in 1745 which was rebuilt as a mansion in the 19th Century. By 1831 Millport was served by regular steamers which made Millport more accessible. By 1951 Millport burgh had become a large village of 2000 people and developed into a popular resort, up to the 1970s, with a passenger ferry plied from Millport pier to Largs. By 1991 when its population was 1340, Millport was an affluent retirement centre, with some of Scotland’s highest proportions of self-employed men.

4.1.2 Townscape and Urban Form The settlement pattern follows the coastline around the bay at Millport and for much of the town the built form only consists of a single row deep, particularly at the eastern and western ends, where two storey Victorian villas stand and from the bay. The town has distinctive character and symmetrical in terms of the landscape features and housing type at each end of the bay. Landmark buildings within the town include the Garrison building and Cathedral and the street pattern extends up to three rows deep with narrow streets and lanes crossing the build form. Housing styles are predominantly Victorian with sandstone, whitewash and colored finishes. The conservation area encompasses the older more historic core of the town and extends east and west to include the Victorian housing along the bay. Linear housing layout extends outwards to the south east and south west, generally located on the low-lying land immediately adjacent to the coast. This low lying land is backed by steep- sided escarpments which provide a raised skyline beyond the settlement and hence define its edge. Towards the centre of the town however, these steep sided slopes subside and the topography of the bay rises more gently. This edge is further reinforced by the established woodland planting located along the steep slopes Recent expansion is more prominent in the undulating landform to the north (towards Maiden Knowe), with a cluster of 1960s – 70s two- storey residencies set out at a fairly low density. Newer developments have taken place in the flat land around Kames Bay which form the most densely populated section of the settlement and consist of cul-de-sacs and crescents, with two storey semi detached council housing. The town has a substantial frontage and promenade normally associated with a holiday/seaside town including a pier, jetty, green space, shops and sitting areas.

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4.1.3 Landscape Character: Coastal Fringe with Agriculture The Coastal Fringe with Agriculture landscape includes a few distinct local landscape and seascape areas which have been identified as a result of the site visits. Figure illustrates Millport in the context of its local landscape and seascape setting as documented

4.1.4 Local Landscape and Seascape Setting Introduction The settlement is located within the Coastal Fringe with Agriculture. The combination of local landscapes, including low-lying areas of Raised Beach and Coastal Farmland and Lowland Hills and Rugged Hills backdrop combines to create an attractive landscape setting to the settlement, Millport Bay is the name given to the horse-shoe shaped bay located on the southern extent of Great Cumbrae Island. The settlement of Millport lies centrally within the bay, with the land extending southwards to either side, forming Portachur Point in the south west and Farland Point in the south east. These points mark the boundaries of the bay which encloses a number of small rocky outcrops including The Eileans and The Spoig. Views are focused towards Little Cumbrae Island to the near south, as well as taking in the industrial infrastructure located at Hunterston on the Mainland. The bay itself features stretches of sandy beach interspersed by rocky outcrops.

Raised Beach This linear local landscape is aligned along the coast; primarily consisting of stretches of sandy beach broken up by stretches of rocky outcrops. These sections of coast form level shelves in places, backed by steep-sided or craggy escarpments. The settlement of Millport is located along such a plateaux; with the steep-sided escarpments beyond forming a backdrop of high ground when viewed from within the bay. The centre of the town is located adjacent to an extended stretch of sandy beach where the land beyond is generally more flat, however, it is the extents of the town (which wrap around the bay to the south east and south west) which are generally backed by steeper escarpments and hence more characteristic of this landscape character type.

Coastal Farmland Coastal Farmland is a common feature of the lower lying land along the coastal fringe of Great Cumbrae Island. These areas of coastal farmland are located at the western edge of the settlement (at Portachur Point) and also north from the centre of the town (extending towards Maiden Knowe), where the land remains generally flat and low lying. This landscape is interspersed with landscape features including scattered scrub and hedgerows, which have been replaced with post and wire fencing in places; creating areas of rural character close to the coast. The boundaries of these lowland landscapes area defined by the coast itself, as well as by the rising topography further inland.

Lowland Hill Farmland With topography ranging from 10m to 100m AOD; lowland hill farmland is generally characterised by undulating areas of pasture divided by low hedgerows, which have been replaced with post and wire fencing in places. The area is interspersed by small woodland areas and shelterbelts, particularly around some of the scattered farms and properties; including those at Breakough and Ballikillet. Views are expansive over Millport bay and the Firth of Clyde; with the local summit of Aird Hill forming a prominent landmark within the bay. These areas

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are also generally more sensitive to housing development as they tend to be more remote or separate from urban areas and often form the local horizon or skyline, visible from roads and settlements. Development in these areas could appear as prominent features within views over the local seascape and landscape.

Rugged Hills The rugged hills local landscape is generally limited to the upper summits of the hills (70m to 100m AOD) which form the prominent landmarks within the landscape setting of the town. This includes the summits of Play Hill to the north of Millport, as well as Farland Hill and Craigengour Hill, which are located to the east. These areas are characterised by their steep landform, rocky crags, and hill summits, which are generally covered in rough scrub / grassland. These hills help to enclose the settlement of Millport and reinforce the form of the bay itself; providing a background horizon to the landscape setting of the town and bay. These areas help to enclose the settlement of Millport; providing a distinctive background horizon to the landscape setting of the town and development in these remote areas would be highly visible and likely to lead to adverse effects.

4.1.5 Existing Urban Edge Character

The settlement edges of Millport are predominantly well integrated with the surrounding landscape of the bay area although some areas to the north east are less clearly defined, with little in the way of hedgerows or trees around the boundary or any distinct change in topography. Construction of new houses is currently underway near Mid Kirkton, where the land rises gradually on its way to the summit of Play Hill. This housing extends the boundaries of the settlement to more elevated ground away from the coastline where there is little in the way tree cover and hedgerows.

4.1.6 Urban Development: North Ayrshire Council Local Plan Adopted 2005

Additional housing sites allocated within the current Local Plan include Golf Road (15 units).

4.1.7 Landscape Capacity

Introduction The concept for future expansion is illustrated in Figure xx which illustrates preferred areas of growth and protection. The potential for the settlement to expand in the west and east is constrained by higher landform and development expansion at coastline would have potential effects on the local seascape setting. The overall capacity for Millport is illustrated on Figure 12 and described in Table 1. In landscape terms, the town has capacity town to expand to the north eastern side – towards Maiden Knowe (in the area of Coastal Farmland). The proposed development expansion is unlikely to directly affect the landscape setting of the Millport conservation area, being instead focused around the 1960s – 70s housing development which lies out-with this designation. The low-lying nature of this landscape area, coupled with the adjacent escarpment and hills, ensure that any future development will be well contained

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and screened. A green/woodland strategy around this area would help to define the urban edge and therefore enhance the overall landscape setting. The adjoining area of Lowland Hill Farmland to the north / north-west of this Coastal Farmland area would be more sensitive to housing development however, due to the gradually rising topography. Development on these hills is more likely to form prominent features within the view and hence affect the landscape setting of the town.

Maiden Knowe Greater landscape capacity for development is present along the north eastern section of the town, with the potential to extend north towards Maiden Knowe. The existing topography of Farland Hill, Gourd Hill, Terrach Hill and Play Hill form a basin around this area, providing screening and a sense of containment. Existing woodland features extending along the escarpment of Farland Hill to the east provide further shelter to this area. There is potential to add to these existing sections of woodland, extending bands of trees to the west to aid screening of any future development and also provide a wildlife corridor to the green space around the Cathedral, which forms a focal point in the centre of the town. Development in this area should be of low density, sympathetic to the traditional building style. There is scope to link any future development into the existing road network, with the area currently served by the B899 to the east.

Millport School The settlement has reached its limit in terms of expansion to the more elevated ground of Play Hill to the north, with any future expansion in this area likely to form intrusive features against the skyline. Around Millport School however, there is scope for very limited expansion due to the lower-lying nature of the land at this point and the established woodland shelterbelt to the west which provides screening and a raised skyline. Any development should be of low density and sympathetic to the traditional building style. Careful integration of new housing with appropriate landscape features could also be used as a means of enhancing the urban edge at this location, which currently ends abruptly with the back wall of the school building.

Table 1 Millport: Landscape Capacity

Landscape Capacity for Development

Development Area Area Ha. Outline Development Recommendations

Areas most Suitable

1. Millport North 5.4 Potential for low density housing adjacent to the 1960s – 70s residential estate at the north eastern boundary of Millport, in area of low-lying pasture. Extension of existing woodland located along the neighboring Farland Hill escarpment is recommended to soften the urban edge.

Areas with Potential

2. Maiden Knowe 7.3 Potential development of low-lying pasture with low density xxxx housing towards Maiden Knowe, north of Millport. Accessible from the nearby B899. Further extension of existing woodland along Farland Hill escarpment is recommended along settlement boundary.

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Landscape Capacity for Development

Development Area Area Ha. Outline Development Recommendations

3. Breakough 2.6 Site constraints include proximity to existing farmstead and rising topography, therefore expansion would represent limit of growth in this area. Low density housing is recommended with accompanying hedgerow and tree planting along the development edge.

Areas with Limited Potential

4. Millport School 2.3 Potential for a small pocket of low density specialized housing in this area to the north east of the existing school building. Extension of existing woodland shelterbelt located to the immediate west of this area is recommended to soften the urban edge. Retention of this existing mature shelterbelt is recommended to mitigate visual effects and integrate with rural backdrop.

4.1.8 Landscape Strategy: Preservation of Setting

Preservation of the coastal and rural setting of Millport is the principal requirement for a landscape strategy in this area. The Lowland and Rugged Hills act as a backdrop to the town and emphasize the form of the bay itself. Areas that should remain free of development to preserve rural setting therefore include Aird Hill, Play Hill, Terrach Hill, Gourd Hill, Farland Hill and Craigengour Hill. The established woodland on these hills should also be preserved as part of the landscape strategy. In addition, the coastal headlands at the south eastern (Farland Point) and south western (Nupkur Point) edge of the existing settlement should also remain free of development. These areas are important in terms of containment of the settlement and as such the preservation and enhancement of these areas is recommended as part of a landscape strategy for the settlement. Areas of landscape protection and enhancement within the area of Millport are described further in Table 2.

Table 2 MIllport: Landscape and Woodland Strategy Areas

Millport: Areas not Suitable for Development and Indicative Landscape Areas

Location Outline Landscape Recommendations

1. Ninian Brae Protection and management of existing woodland along the steep escarpment; with westerly extension to provide green urban edge to existing and future development, enhancing rural setting of the settlement.

2. Millport School Management of existing shelterbelt, with easterly extension to soften current urban edge at rear face of school building and in conjunction with any new development proposals nearby.

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Millport: Areas not Suitable for Development and Indicative Landscape Areas

Location Outline Landscape Recommendations

3. Farland Point Creation of new woodland area in current area of rough scrubland at bottom of exposed rock face (northern side of the B896), connecting with existing woodland along Craigengour Hill escarpment to the north west. Enhance visual containment of town and prevent coalescence of settlement boundary with nearby Marine Station. Scrubland south of the B896 to also be protected from development to preserve rural and coastal setting.

4. Aird Hill Protection and management of existing woodland along the steep south-facing slopes, with north easterly extension to provide green urban edge and raised skyline to existing housing within the bay, enhancing rural and setting of the settlement.

5. Nupkur Point Expansion of existing woodland along westerly-facing slopes into area of low-lying pasture land on the eastern side of the B896. Enhance visual containment of town and prevent coalescence of settlement boundary with nearby caravan park to the north. Coastal farmland south west of the B896 to be protected from development to preserve rural and coastal setting.

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Key Settlement boundaries of North Ayrshire study area towns

11 Survey Areas

Photograph Locators

10 0 250m 500m 750m 1km 12 Scale 1:25,000 @ A3 11

North Ayrshire Council Landscape Capacity Assessment

Figure 6a Survey Study Areas Isle of Arran: Brodick

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Landscape Character Areas Moorland with forestry

River Valley

Coastal Farmland

Estate Landscape

Glen Coy

Rough Pasture with Heath

Brodick Bay Local Seascape Unit

Woodland

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Scale 1:15,000 @ A3

North Ayrshire Council Landscape Capacity Assessment

Figure 6b Local Landscape Character Areas Isle of Arran: Brodick

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776. • Protection of Estate Lanscape and Rosa Water. This area provides an attractive backdrop to views of town from the shoreline and ferry. Protection and management of existing estate landscape to enhance amenity and recreational value.

• Potential for low density specialized housing within Glen Coy near the Auchrannie Resort.

• Retention of woodland features and high ground south of Glen Coy with low density expansion South of Brodick

Text The relationship of the Brodick Bay Seascape Unit with the built form, woodland, rising inland topography and backdrop of uplands and mountains create a dramatic backdrop when approaching on the ferry and when viewing towards the town from the foreshore and town frontage. Expansion of the settlement should be sympathetic to North Ayrshire Council the landscape setting and visual backdrop with capacity areas on higher ground positioned on lower slopes adja- Landscape Capacity Assessment cent to mature shelterbelts and hedgerows. Figure 6c Capacity concept and Protection Brodick areas: Brodick

July 2008 "This map is reproduced from the OS map by North Ayrshire Council with the permission of the Controller of21856-G018.inx Her cocan Majesty's Stationery Office, © Crown copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Licence Number: 100023393." Key Settlement boundaries of North Ayrshire study area towns

Landscape Character Areas Moorland with forestry

River Valley

Coastal Farmland

Estate Landscape

Glen Coy

Rough Pasture with Heath

Brodick Bay Local Seascape Unit

Woodland

Landscape Capacity Areas Indicative Areas Most Suitable for Development 6 Areas of lower landscape sensitivity the development of which may be beneficial to the wider settlement and urban fabric, subject to detail design plans.

Indicative Areas with Potential Areas or medium to low landscape sensitivity to development, subject to detail design plans.

Indicative Areas with Limited 6 Potential Areas of higher landscape sensitivity to development that may also be further constrained by size and topography.

Indicative Landscape Strategy Areas not suitable for development that may be required to preserve the setting of settlements and prevent coalescence.

Indicative Landscape Area Areas of new or existing landscape/ planting to accompany development as buffer zones and or screening.

5 6 0m 125m 250m 375m 500m Scale 1:15,000 @ A3 7 7

8 North Ayrshire Council Landscape Capacity Assessment

Figure 6d Landscape Capacity Areas Isle of Arran: Brodick

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776.

4.2 Brodick

4.2.1 Historical Context

Records indicate the presence of a royal castle near the present-day site of Brodick, on the east coast of Arran, as early as 1263. In the intervening years, the site of modern-day Brodick has been the location for small settlements under a variety of other names, including the Gaelic ‘Invercloy’. By the 1600s, the settlement was featured on a map as ‘Broad Wick’. In the 1700s the settlement began to change with the introduction of the towns first slated house. During the 1800s, the town developed its own mill, school, village hall, golf course and post office, being fed by a steamer service to Glasgow. Towards the end of the 19th century, the town had become popular as a tourist destination. A youth hostel was opened in the 1930s, and by 1954 steamers to Arran called only at Brodick pier. In 1970, side-loading car ferries were introduced to the island to serve the tourism trade and resident population. By 1991, the population of Brodick reached 822 residents.

4.2.2 Townscape and Urban Form The settlement of Brodick is situated just south of Brodick Castle on the eastern coast of Arran.. The settlement would have initially been arranged in a linear fashion along the low-lying land adjacent to the coast with the properties/built form orientated towards the bay. Today this arrangement remains visible, with the built form that runs along the southern and western edges of the A841 facing towards the sea in the north/east. These properties are present as a mix of single- and two-storey buildings, and feature a variety of materials, including traditional red sandstone, brick and harling. The settlement pattern extends along the A841, with properties at the outer limits becoming generally larger and lower in density than those towards the centre of the town. The A841 itself represents a distinct boundary to the town, with little in the way of built form on the low-lying land to the northeast of this road. This results in a ‘green’ buffer between the residential properties of Brodick on the southern side of the Bay and the Castle and Historic Gardens in the north. This buffer area contains elements of estate woodland around Brodick Castle, which intertwine with the nearby river estuary and seafront to form an attractive recreational area that compliments the settlement and contributes to the overall setting of the town. The low-lying land immediately adjacent to the coast is backed by slopes which link to higher ground further inland that provide a raised skyline beyond the settlement. Woodland features heavily as a ground cover on the upper reaches of these slopes (particularly in the south), providing a textured appearance to this backdrop. In its southern extent, the settlement has began top climb up these slopes, with built form in the shape of small square and rectangular developments which are connected by a series of east/west roads running parallel to each other and includes the occasional cul-de-sac. The buildings on these slopes generally take the form of detached single storey houses. To the west the settlement has began to extend along the Glen Cloy Valley with as a series of small cul-de-sacs and a number of individual developments of single properties. These

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developments are often are contained by woodland, as well as by the local topography, with steep slopes on either side of the valley providing enclosure.

4.2.3 Landscape Character As per the Ayrshire Landscape Character Assessment; the study area around Brodick includes a number of landscape character types, including: Coastal Fringe with Agriculture, Rugged Moorland Hills and Valleys with Forestry, and Rugged Granite Uplands. The settlement is located within the Coastal Fringe with Agriculture landscape character type (refer to Figure 3). These landscape types have been broken down into smaller, more distinct areas as a result of the site visits, and are discussed more fully below.

4.2.4 Local Landscape and Seascape Setting Introduction The relationship of the Brodick Bay Seascape Unit with the built form, woodland, rising inland topography and backdrop of uplands and mountains create a dramatic backdrop when approaching on the ferry and when viewing towards the town from the foreshore and town frontage. The Brodick Bay Local Seascape Unit extends from the headlands at Corriegills ~2km south east of Brodick to Merland Point, located to north west of Brodick Castle. The coastline within the Bay is made up of rocky cliffs/headlands, as well as sandy beaches with an estuarine area (where the Glen Coy Water and Rosa Water run into the sea). The backdrop of uplands and mountains create a dramatic backdrop to the town and bay area. The study zone features a combination of distinct local landscapes including Coastal Farmland, Rough Pasture, Estate Landscapes, River Valleys, as well as the distinct visual unit of the Glen Cloy valley, which amalgamate to create a richly varied landscape setting around Brodick Bay.

Coastal Farmland The Coastal Farmland Local Landscape is located at the south eastern edges of Brodick and is characterised but undulating landform with mature hedgerows, shelterbelts and medium sized fields; with pasture forming the predominant land use. The Strathwhillan area of Brodick extends into this landscape. Topography ranges from ~10m to ~70m AOD and existing housing at Stathwhillan appear as prominent features when viewing from the shoreline of Brodick Bay and the ferry.

Rough Pasture with Heath The Rough Pasture with Heath Local Landscape extends south from the settlement boundary towards areas of plantation forestry and moorland. Topography ranges from between ~20m to ~80m AOD with the ground gradually rising away from the settlement. Views from this sloping area can be dramatic with views over Brodick Bay and Firth of Clyde with the uplands of Goat Fell forming a backdrop. There are strong geometric pattern of hedgerows and shelterbelts with areas of heath, marsh and scrub. Land use is predominately rough pasture and paddock with patches of redundant grassland and heath. The upper extent of this area is considered sensitive to housing development due to its remoteness and separation from the existing settlement.

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Glen Coy The Local Landscape of Glen Coy is centred on Glencoy Water on the south west edge of Brodick at the boundary of the Rugged Moorland Hills and Valleys with Forestry LCA. Characteristics of the landscape include rough pasture, mature hedgerows, scattered trees and farm houses. This low-lying, generally flat landscape is distinct due to the sense of enclosure provided by the adjoining high ground to the north and south, and the backdrop of the hills and peaks within the Rugged Granite Uplands LCA which form a distinctive visual backdrop within this area.

Estate Landscape The Brodick Castle Historic Garden and Designed Landscape is located to the north of the town at Cladach. The characteristics of this landscape include a low-lying, flat topography, featuring extensive thickets of mature woodland and shelterbelts. These woodland areas are divided by a network of footpaths and interspersed paddocks. This Local landscape character area extends southwards from Brodick Castle to the mouth of the Glenrosa Water on the largely undeveloped land to the north of Brodick. This area is considered to be sensitive to housing development as the introduction of built form within this generally ‘green’ landscape could appear as an encroachment on the setting of the historic castle and designated landscape to the north.

River Valley The Glenrosa Water forms a natural feature at the northern settlement boundary, with the river widening to form an estuary as it runs towards Brodick Bay. This natural resource is of value to wildlife and differs from other local landscape areas in terms of its sense of enclosure. This contrasts with the more open aspect common to many of the other local landscape character areas nearby. The river is enclosed by mature woodland extending southwards from the area of estate landscape (associated with Brodick Castle) in the north; and the dense woodland of Stronach Wood, associated with the higher ground to the south west. The River Valley landscape therefore merges with Stronach Wood, Brodick Castle estate and the seafront areas, which all form valuable green/recreational areas at the edge of the settlement. This highlights the potential value of this local landscape area as a recreational resource.

4.2.5 Existing Urban Edge Character

As previously discussed, the settlement of Brodick extends along the A841 on the low-lying land within Brodick Bay. The A841 forms a man-made edge to the town along its northern boundary. Elsewhere, the existing settlement edges have varying degrees of landscape features, with mature woodland at the north western edges including Glen Coy, Stronach Wood and Strabane, which provide a soft, natural edge to the town. There are also smaller areas of mature woodland associated with the eastern boundary (around Strathwhillan) including at the industrial strip at the coastline, which soften this edge of the settlement. The southern boundary is predominantly scrub hedgerows with rough pasture, which extends to the higher ground within the bay (south of Brodick). This higher ground is generally free of built form, although there is some suggestion of encroachment by housing.

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4.2.6 Urban Development: North Ayrshire Council Local Plan Adopted 2005

Additional housing within Brodick includes 30 units at Glen Cloy and 15 units at West Mayish. This has been included in this assessment.

4.2.7 Landscape Capacity

Introduction The concept for future expansion is described in Table 3 and illustrated in Figure 6c which highlights the preferred areas of growth and protection. The potential for the settlement to expand in the south east is constrained by higher landform at Strathwillan, and by the sensitive landscape features at Cladach to the north, which contribute to the overall setting of the town. Expansion of the settlement should be sympathetic to the landscape setting and visual backdrop with capacity areas on higher ground positioned on lower slopes adjacent to mature shelterbelts and hedgerows. In landscape terms, the town has capacity to expand to the south and south west where the land remains low-lying and relatively self-contained/enclosed, thus reducing the potential visual impact upon the existing character of the town and bay.

South West Brodick (Glen Coy) The expansion of the town in the Glen Coy area would be a preferred option, as the surrounding high ground and woodland would limit the potential visual effects upon the existing setting of the town. This local landscape however has a unique identity with a distinct backdrop of hills and woodland and any development in this area would have to be of a low density and appropriate design style sympathetic to the local landscape setting.

South Brodick There would be limited potential for low density growth (of sympathetic housing style appropriate to the locality) within the lower slopes of the Rough Pasture with Heath Local Landscape to the south of Brodick. Excessive development (featuring high density housing or built form extending to the upper reaches of the slopes) would be relatively prominent in relation to views from the coast (Golf course/Brodick Castle), therefore attention should be made to the height and scale of development, ensuring that existing landscape features are utilised wherever possible. There are a limited number of properties that exist out with the settlement boundary south of Brodick. Between the existing settlement edge and these isolated properties, a gradation of density ranging from low-density to individual farmstead plots would be the preferred approach to limit visual effects in relation to the setting of the town and create a natural and balanced transition between these settlement types.

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Table 3 Brodick: Landscape Capacity

Landscape Capacity for Development

Development Area Area Ha. Outline Development Recommendations

Areas most suitable

5. Glen Coy 6.6 Potential for low density specialised housing within Glen Coy near the Auchrannie Resort centre on existing farm track is recommended. Extension of neighbouring landscape features and creation of new woodland areas is recommended.

Areas with Potential

6. South Brodick 6.7 Potential for low density development and specialised house clusters in this area. Retention of existing mature hedgerows and shelterbelts is recommended to mitigate visual effects and integrate with rural backdrop.

Areas with Limited Potential

7. Strathwhillan 4 Potential for low density housing which should be of an appropriate scale and dnruity to avoid over prominence in relation to coastal views.

4.2.8 A Landscape Strategy: Preservation of Setting The preservation of the rural and coastal setting is the principle landscape strategy in respect of Brodick. The seascape, raised areas of farmland and heath combined with mature woodland and hills and mountains in the background provide a unique setting for the town. The preservation of the estate landscape to the north and woodland features to the south of Brodick is recommended as part of a landscape strategy to preserve the setting of Brodick, which is currently of high scenic value. Particular attention to the enhancement and conservation of the River Valley and Estate Local Landscape this will improve their amenity and recreational value. The enhancement of existing hedgerows and shelterbelts south of Brodick features will help integrate new development expansion in theses areas. The areas of landscape protection and areas requiring a landscape/woodland strategy are described further in Table 4.

Table 4 Brodick: Landscape and Woodland Strategy Areas

Brodick: Areas not Suitable for Development and Indicative Landscape Areas

Location Outline Landscape Recommendations

6. Rosa Water and Stronach Wood This area provides an attractive backdrop to views of the town from the shoreline and ferry. Protection and management of existing estate landscape to enhance amenity and recreational value, including potential protection of trees through TPO designation.

7. Glen Coy Management of existing shelterbelts and woodland within Glen Coy and creation of new woodland areas in conjunction new development proposals. Potential protection of trees through TPO designation.

8. South Brodick Management and enhancement of existing mature shelterbelts and hedgerows within Rough Pasture with Heath Local Landscape. Potential protection of trees through TPO designation.

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Key Settlement boundaries

6 Survey Area

Photograph Locators

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North Ayrshire Council Landscape Capacity Assessment

Figure 7a Survey Study Areas Isle of Arran: Lamlash

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776. Key Settlement boundaries

Landscape Character Areas Moorland with forestry

Stream Valley

Coastal Farmland

Rough Pasture with Heath

Lamlash Bay Local Seascape Unit

Woodland

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North Ayrshire Council Landscape Capacity Assessment

Figure 7b Local Landscape Character Areas Isle of Arran: Lamlash

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776. Lamlash steeply tonorthwest. velopment inthisarea couldhavevisualeffects onthesettingoftownandconservation areaasgroundrises to thenorthwestoftowncouldprovidea backdropandlandscapeintegrationtodevelopment.Howeverde enclosed byhightothenorthandsouth. The landscapepatternsof smallplotswithhedgerowsandshelterbelts conversation area. The greatestpotentialexistswithintheGlenkiln areawhichwouldbesetbackfromthetown ary wherehighergroundcouldcontributeto skyline developmentandpotentialvisualeffects onthesettingof the potentialtoexpandsettlementisconstrained bythelandformadjacentatcoastandsettlementbound In landscapeterms,thetownhascapacity toexpandpredominantlyinthesouthwest.Inlandscapeterms tect rural/coastalsetting. at coastlineandhighgroundtonorthofsettlementpro Enhance visualcontainmentwithrretentionoflandscape - recommended toenhancesettingofthetown. scape features(shelterbeltsandmaturehedgerows)is drop tothetownandmanagementofexistingland Landscape tonorthwestprovidesanattractiveback and settingfornewexpansion. areas atBenlister Burnwillprovidescreening woodland Low densityhousingisrecommended,extensionof - - areas: Lamlash areas: Protection and concept Capacity 7cFigure Assessment Capacity Landscape AyrshireCouncil North - 21856-G018.inx cocan - July 2008

"This map is reproduced from the OS map by North Ayrshire Council with the permission of the Controller of Her Majesty's Stationery Office, © Crown copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Licence Number: 100023393." Key Settlement boundaries

Landscape Character Areas Moorland with forestry

Stream Valley

Coastal Farmland 12 Rough Pasture with Heath

Lamlash Bay Local Seascape Unit

Woodland

Indicative Areas with Potential Areas or medium to low landscape sensitivity to development, subject to detail 11 11 design plans.

Indicative Areas with Limited Potential Areas of higher landscape sensitivity to development that may also be further 10 constrained by size and topography. Indicative Landscape Strategy Areas not suitable for development that may be required to preserve the setting of 9 settlements and prevent coalescence. Indicative Landscape Area Areas of new or existing landscape/ planting to accompany development as buffer zones and or screening. 10 9

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9 North Ayrshire Council Landscape Capacity Assessment

Figure 7d Landscape Capacity Areas Isle of Arran: Lamlash

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776.

4.3 Lamlash

4.3.1 Townscape and Historical Context

The sandy shores of Lamlash Bay on the east coast of the Isle of Arran are sheltered by the small but mountainous Holy Island. Maps dating back to the early 1600s indicate the presence of a chapel within the bay, however it was as a fishing harbour that Lamlash Bay became notable for during the 17th to early 18th century. During the 1800s, Lamlash became popular as a recreational resource, with Victorians favouring its sandy beaches and relatively mild waters for sea bathing. By the later half of the 19th century, the town featured an inn, school buildings, golf course, post office and Keepers’ houses for the two Holy Island lighthouses. The Town continued to be a popular tourist destination through the early 20th century, with a steamer pier serving the pleasure ships sailing from the Clyde. During the second world war, the bay was protected by booms to form a safe anchorage for convoy escort vessels. By the 1950s the steamer pier was closed, however Lamlash supported a resident population of more than 900. The later half of the 20th century saw the introduction of a lifeboat station, several hotels, yachting centre, and caravan and camping site. In 1991 the residents population was still 900, however new housing was introduced in 1997.

4.3.2 Townscape and Urban Form The settlement of Lamlash has developed along the low-lying land around Lamlash Bay. As a result of the form of the bay and the topography of the area, the settlement is contained within a relatively thin strip of land along the coast, resulting in the settlement being characterised by an overall linear pattern. The built form which extends along the coast is less dense towards the edges of the settlement (particularly towards the north east) and made up of detached two-storey older buildings. The main focus of the settlement is along the A841 and a minor road which head towards Clauchlands Point. From this main arc there are a number of smaller linear developments which protrude away from the coast and into the landscape to the higher ground further inland. These areas can be found on the northern section of the A841 which heads to Brodick, Manse Road, Benlister Road and Mackelvie Road. Landmark buildings within the town include the Church with characteristic tall spire near North Blairmore, and the distinctive terraced row of one-and- a-half story cottages at Blairbeg. Although the town features a variety of house types, the white-washed exterior (characteristic of a large number of properties within the town) provides the settlement with a sense of continuity and togetherness. Mature woodland (common on the upper reaches of the slopes enveloping the town) provides a natural and scenic backdrop which contains much of the town’s built form.

4.3.3 Landscape Character As per the Ayrshire Landscape Character Assessment; the study area around Lamlash includes a number of landscape character types, including: Coastal Fringe with Agriculture, and Rugged Moorland Hills and Valleys with Forestry. The settlement is located within the Coastal Fringe

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with Agriculture landscape character type (refer to Figure 3). These landscape types have been broken down into smaller, more distinct areas as a result of the site visits, and are discussed more fully below.

4.3.4 Local Landscape and Seascape Setting

Introduction The Lamlash Bay Local Seascape Unit extends from Kingcross Point in the south east to Clauchlands Point in the north east. The nearby Holy Island sits within the horse-shoe shape of the bay ~2km from the shore. Easterly views over the bay on approaches from the southeast and northwest are dramatic, with the Holy Island and Firth of Clyde forming a backdrop to views. There are also views of Goat Fell when viewing across the bay from south east. Views when approaching on the ferry are equally dramatic, with vivid contrasts in texture and colour evident in the blue waters of the bay; sandy beaches, rocky outcrops and mudflats which form the foreshore; whitewashed and slate roofed built form of the settlement; greenery of the rising topography and associated woodland; and white snow-capped mountains forming the skyline. Overall, the study zone features a combination of distinct local landscapes including Coastal Farmland, Rough Pasture with Heath, Moorland with Forestry, and Stream Valley. These varied areas combine to form a scenic backdrop around Lamlash Bay.

Coastal Farmland The Coastal Farmland Local Landscape is located at the north eastern edge of the town at Clachlands and at the south western edge around Glenkiln. The landscape is generally flat or undulating ground with pasture, hedgerows and shelterbelts. There are a few scattered farmsteads within this landscape including Glenkiln, Benlister, Oakbank and Clauchlands. There is a strong landscape pattern of hedgerows and tree belts within this landscape which extend from the settlement boundary to higher ground to the north west. Characteristics of the landscape include mature woodland, scrub, paddock (rough pasture) and mature hedgerows and shelterbelts.

Rough Pasture with Heath The Rough Pasture with Heath Local Landscape extends along the coastline to the south east from the Corden area of Lamlash, and along the north western settlement boundary towards Letter Wood. This landscape forms a buffer between the Moorland with Forestry LCA and the coast/settlement. Topography varies from flat to undulating with steeper embankments in some areas. The landscape patterns within the Coastal Farmland extend often into this landscape to west of settlement with mature hedgerows and shelterbelts. Other areas have limited pasture/paddock areas and consist of scrub, woodland and rough grassland.

Moorland with Forestry The Moorland with Forestry Local Landscape encloses the settlement, forming a backdrop of higher ground to the west and northwest. The landscape is made up of plantation forestry and

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moorland at heights of up to ~220m AOD. The landscape merges with areas of Coastal Farmland and Rough Pasture with Heath, forming a distinct forested backdrop in views from foreshore and approach roads.

Stream Valley There are two wooded stream valleys which run into the town from surrounding moorland at Benlister Burn and Monamore Burn. Both these areas are located in flat areas of Coastal Farmland and are predominantly characterised by the presence of rivers surrounded by mature woodland. As a result, these Local Landscape areas are linear in form, with the associated woodland within the valleys (and neighbouring Local Landscapes) adding to the sense of enclosure.

4.3.5 Existing Urban Edge Character

Contained within the low-lying land around Lamlash Bay, the existing settlement edges of Lamlash are well integrated within the rural uplands which form the backdrop. Mature shelterbelts, scrub and trees soften the edges of the town and blend the built form into the surroundings. There are two areas of Stream Valley which extend downwards into the settlement from the west, bringing with them linear bands of established woodland, which punctuate the built form with natural elements. In addition, the mature hedgerows and shelterbelts which radiate from forestry and scrub in the surrounding areas, provide a further link between the settlement and the rural surroundings.

4.3.6 Development: North Ayrshire Council Local Plan Adopted 2005

Other development proposals within the current Local Plan include an additional housing site at Benlister Road, Low Coast Housing at Park Terrace and proposals for a hotel development at Whitehouse site. The school in Lamlash is also currently being redeveloped.

4.3.7 Landscape Capacity

Introduction The overall capacity for Lamlash is illustrated on Figure 10 and described in Table 5. In landscape terms, the town has some capacity to expand, predominantly towards the southwest. In landscape terms the potential to expand the settlement is constrained by the landform adjacent at coast and settlement boundary. Any development on the higher ground within the bay could contribute to visual effects upon the setting of the town’s Conservation Area and potentially be visible against the skyline. The area with the greatest potential for development lies within the Glenkiln area (to the southwest), which would be set back from the town and enclosed by higher ground to the north and south. In addition, the landscape patterns of small plots and hedgerows with shelterbelts to the northwest of the town, provides potential for limited expansion. The natural elements within this area could provide a level of screening and a natural backdrop, which would aid the landscape integration of proposed built form into the surroundings. However,

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uncontrolled/unsympathetic development in this area could have adverse visual effects on the setting of the town and Conservation Area, particularly as the ground rises steeply to northwest (with any development on upper slopes likely to be gradually more visually intrusive).

South Western Lamlash The greatest potential for expansion exists within flat Coastal Farmland areas to south west which are contained by high ground to the south and north. Development in this area would have limited visual effects on the Conservation Area and seascape unit. The retention and extension of existing mature woodland areas at Benlister Burn would provide new development with a landscape setting and screen the adjoining school.

North Western Lamlash The concentration of landscape features on the north western edge of Lamlash would provide some partial screening and integration to development expansion. The topography and proximity to the Conservation Area could result in visual effects on the setting of the town and any development should be located on lower slopes adjacent to shelterbelts and landscape features.

Table 5 Landscape Capacity: Lamlash

Landscape Capacity for Development

Development Area Area Ha. Outline Development Recommendations

Areas most Suitable

8. The Ross 2.9 Low density development is recommended with existing woodland at Benlister Burn providing a setting for new development.

9. Benlister Road 7.2 Low density housing is recommended, extension of woodland areas at Benlister Burn will provide screening and setting for new expansion.

Areas with Potential

10. Hillside 2.7 Specialised rural housing clusters (in-keeping with the local style) are recommended, with extension of existing shelterbelts and hedgerows to provide setting/screening and reinforce landscape patterns.

11. Blairbeg 2.4 Specialised rural housing clusters (in-keeping with the local style) are recommended, with extension of existing shelterbelts and hedgerows to provide setting/screening and reinforce landscape patterns.

4.3.8 Landscape Strategy: Preservation of Setting

The principal aim of the landscape strategy is to retain the unique landscape and seascape setting of the town and limit any potential effects of expansion on the town and Conservation Area. The combination of undulating farmland and rough pasture, forestry, woodland features and mountainous backdrop creates a unique landscape setting. This combination of varied topography and landscape features act as a backdrop to the town and emphasize the relationship

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with the town and Lamlash Bay. The preservation of rural character and scenic landscape quality of Lamlash Bay, will ensure the town continues to thrive as a popular tourist destination.

Table 6 Lamlash: Landscape and Woodland Strategy Areas

Lamlash: Areas not Suitable for Development and Indicative Landscape Areas

Location Outline Landscape Recommendations

9. South Lamlash Enhance visual containment with retention of landscape at coastline and high ground to south of settlement to protect rural/coastal setting.

10. Glenkiln Retention and extension of woodland at Benlister Burn to create a backdrop to new development, strengthen urban edge and mitigate extension in relation to existing residential areas. Potential protection of trees through TPO designation.

11. Blairbeg Landscape to northwest provides an attractive backdrop to the town and management of existing landscape features (shelterbelts and mature hedgerows) is recommended to enhance setting of the town. This could include the protection of key trees/shelterbelts through TPO designation.

12. Blairmore/Kerrs Point Enhance visual containment with retention of landscape at coastline and high ground to north of settlement to protect rural/coastal setting.

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Key Settlement boundaries

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North Ayrshire Council Landscape Capacity Assessment

Figure 8a Survey Study Areas Isle of Arran: Whiting Bay

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Landscape Character Areas Moorland with forestry

Stream Valley

Coastal Farmland

Rough Pasture with heath

Whiting Bay Local Seascape Unit

Woodland

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Figure 8b Local Landscape Character Areas Isle of Arran: Whiting Bay

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776. Whiting Bay Whiting In landscapeterms,thecompactlinearlayout ofthesettlementandrisingtopographyinlandcreateastrongrela terns whichwouldbeenhanced andextendedaspartofanydevelopment proposals. with thesettlementboundary. The locationanddesignofhousing plotsshouldrelatetoexistinglandscape pat Development insmall plots couldreplicatethedensityandstyleof theexistinghamletsandsteadingareasout scape couldprovidecontextandsettingforsome areasoflowdensityexpansiontothewesttown. rectangular paddocklandboundbymaturehedgerows andshelterbeltswithintheCoastalFarmlandLocalLand development thatissensitivethecharacterand settingofthetown.Howeverexistinglandscapepatterns ground inland.Subsequentgrowthandexpansion shouldrespectthisrelationshipandrecommendappropriate tionship tothecoastandwouldconstrain potentialforlargescaleexpansionalongthecoastlineandinhigher Lowdensityspecialiseddevelopmentisrecommendedwithpreservationand • Retentionoflandscapeatcoastlineandhighgroundtosouthsettlementprotect • enhancement ofadjacentlandscapefeatures. rural/coastal setting. - - - areas: Whiting Bay Whiting areas: Protection and concept Capacity 8c Figure Assessment Capacity Landscape AyrshireCouncil North 21856-G018.inx cocan July 2008

Landscape Character Areas Moorland with forestry

15 Stream Valley

Coastal Farmland

Rough Pasture with heath

Whiting Bay Local Seascape Unit

Woodland

14 14 Landscape Capacity Areas Indicative Areas Most Suitable for Development 13 Areas of lower landscape sensitivity the development of which may be beneficial to the wider settlement and urban fabric, 14 subject to detail design plans. Indicative Areas with Potential Areas or medium to low landscape sensitivity to development, subject to detail 14 design plans.

Indicative Areas with Limited Potential Areas of higher landscape sensitivity to development that may also be further constrained by size and topography.

14 Indicative Landscape Strategy 12 Areas not suitable for development that may be required to preserve the setting of settlements and prevent coalescence.

Indicative Landscape Area Areas of new or existing landscape/ planting to accompany development as buffer zones and or screening.

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North Ayrshire Council 13 Landscape Capacity Assessment

Figure 8d Landscape Capacity Areas Isle of Arran: Whiting Bay

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Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Entec UK Ltd. AL100001776.

4.4 Whiting Bay

4.4.1 Historical Context

A ferry link between Whiting Bay and Salt Coats was established in the 1790s, being later replaced by steamers to Glasgow in the early 19th century. The clearance of many crofting tenants blighted the area in the 1830s, however by the mid 1800s the town contained a church school, and the bay was beginning to establish itself as a fishing harbour. Arran was little visited until the mid 19th century, but thereafter the area around Whiting Bay began to attract holidaymakers and geologists. Towards the end of the 19th century, Whiting Bay was served by a ferry link with Ardrossan, and the town had its own golf club. Growth was further stimulated in the early part of the 20th century by the construction of a steamer pier, but this was checked by two world wars. By the 1950s Whiting Bay had the facilities of a typical village and hosted a residential population of approximately 600 people. The closure of the roll-on ferry route to Whiting Bay in 1954 impacted on the local economy however, with many local facilities closing down and the resident population falling to little over 400 by the 1970s. In 1991 the resident population was still under 500, however Whiting Bay continues to offer tourist accommodation/facilities in the form of several hotels, craft shops, pony trekking and bike hire.

4.4.2 Townscape and Urban Form

The south-east corner of the hilly Isle of Arran contains the settlement of Whiting Bay. This town follows a strong north south axis along the coastline, however this town has a different pattern to the other settlements on Arran, with less of a distinct frontage along the A841. The settlement is instead comprised of a number of smaller clusters of built form such as Kingscross, Knockenkelly and the Kiscadales as well as Whiting Bay itself. These groups are scattered across the landscape within the bay, with strong field boundaries demarcating the intervening sections of farmland that separate each area. The built form within the bay is also separated by groups of woodland, which provide colour and texture to the townscape. The resultant effect is one of low density housing spread over a large rural area. This includes a number of individual properties existing in relative isolation, particularly on the higher ground further inland. The buildings are a mixture of sizes and styles, including singe and two-storey dwellings, with no distinct pattern. Properties are generally aligned to face the sea, with white washed exteriors and slate roofs relatively common. Landmark buildings include a church with tall spire located on the low-lying land adjacent to the coast at Sandbraes.

4.4.3 Landscape Character As per the Ayrshire Landscape Character Assessment; the study area around Whiting Bay includes a number of landscape character types, including: Coastal Fringe with Agriculture, and Rugged Moorland Hills and Valleys with Forestry. The settlement is located within the Coastal Fringe with Agriculture landscape character type (refer to Figure 3). These landscape types have been broken down into smaller, more distinct areas as a result of the site visits, and are discussed more fully below.

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4.4.4 Local Landscape and Seascape Setting Introduction The Whiting Bay Local Seascape Unit extends from the Largymore area at the southern tip of the settlement to Kingscross Point in the north. The foreshore is made up of sandy and rocky beaches which are overlooked by higher ground which rises beyond the settlement boundary inland. The raised landform of Holy Island forms a prominent backdrop in north easterly views within this seascape unit. Long range views directly east extend over the Firth of Clyde. The relationship of the Whiting Bay Seascape Unit with the scattered built form, frequent (and often geometric) woodland, rising inland topography and nearby Holy Island create a dramatic backdrop when viewing towards the town from the foreshore. The study zone features a combination of distinct local landscapes including Coastal Farmland, Rough Pasture with Heath, and also Stream Valley. These combine to create the unique rural landscape setting around Whiting Bay.

Coastal Farmland The Coastal Farmland Local Landscape is located at the northern and southern tip of the mainland adjacent to Whiting Bay Seascape Unit and forms the farmed edge along the western settlement boundary. Characteristics of this landscape are small to medium sized fields and paddock with mature scrub hedgerows, shelterbelts and scattered trees. This landscape has a strong pattern of rectangular and square field/paddock enclosed by mature hedgerows and shelterbelts. There are a significant amount of single dwellings, farmsteads and house clusters within this landscape out with the settlement boundary including South Kiscadale, Silverburn Farm and Mid Kiscadale. The landform is generally undulating with flatter areas near the coast to the northwest and south of the settlement.

Rough Pasture with Heath The Rough Pasture with Heath Local Landscape is often a transitional landscape between forestry areas on higher ground and areas of Coastal Farmland. The landscape can also be found adjacent to the coastline to the northeast of Sandbraes. The landscape is located on a combination of flat, undulating and steep ground and made up of mature woodland, scrub, heath and rough pasture. The landscape patterns of mature field boundaries extend into the landscape from Coastal Farmland. The landscape is intersected by wooded burns and gulleys, including the Fairy Glen and Cat Burn. There is also a golf course located within this landscape to the west of Whiting Bay.

Stream Valley The only area of Stream Valley Local Landscape at Whiting Bay is located at Glenashadale Burn at the south western edge of the settlement. This landscape consists of mature woodland and scrub centred on the river with a footpath leading to Glenashdale Falls and Giants Graves from Whiting Bay, hence suggesting the potential value of this area for recreational activity.

4.4.5 Existing Urban Edge Character

The existing urban edges are generally well integrated with the rural edge, with mature hedgerows, scrub and shelterbelts extending into the town, between housing clusters and around

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isolated properties. The Glenashadale Stream Valley is a significant wooded area which merges into the settlement to the south, other minor wooded burns which run in to the settlement include the Fairy Glen and Cat Burn.

4.4.6 Urban Development: North Ayrshire Council Local Plan Adopted 2005.

The only additional housing areas within the current Local Plan are located at Sandbraes (6 units).

4.4.7 Landscape Capacity

Introduction The overall capacity for Whiting Bay is illustrated on Figure 8d and described in Table 7. In landscape terms, the neat linear layout of the settlement and rising topography inland create a strong relationship to the coast and would constrain the potential for large scale expansion along the coastline and on higher ground inland. Subsequent growth and expansion should respect this relationship and recommend appropriate development that is sensitive to the character and setting of the town. However, the existing landscape patterns of rectangular paddock land bound by mature hedgerows and shelterbelts within the Coastal Farmland Local Landscape could provide context and setting for some areas of low density expansion to the west of the town, around Mid Kiscadale and North Kiscadale. Scattered development in small plots within these areas could replicate the low-density style of the existing hamlets and steadings outwith the settlement boundary, with the surrounding woodland limiting the potential effects upon the existing setting of the town. The location and design of housing plots should relate to existing landscape patterns which would be enhanced and extended as part of any development proposals. Development in this area would have to be of an appropriate design style, sympathetic to the local landscape setting.

Table 7 Whiting Bay: Landscape Capacity

Landscape Capacity for Development

Development Area Area Ha. Outline Development Recommendations

Areas most Suitable

12. Mid Kiscadale 1.2 Low density development, in-keeping with the traditional local style is recommended with preservation and enhancement of adjacent landscape features.

13. North Kiscadale 1.7 Low density development, in-keeping with the traditional local style is recommended with preservation and enhancement of adjacent landscape features.

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Landscape Capacity for Development

Development Area Area Ha. Outline Development Recommendations

Areas with Potential

14. North Kiscadale 5.6 Development of rural housing clusters to replicate existing patterns and density of housing to west

4.4.8 Landscape Strategy: Preservation of Setting

The preservation of the rural and coastal setting in relation to Whiting Bay is the principal requirement for landscape strategy in this settlement. The high ground at the north eastern and south western edges of the settlement provide containment to views across the bay and create a backdrop to existing built form. The preservation and enhancement of existing landscape features to the west is also recommended to maintain the visual backdrop to the town.

Table 8 Whiting Bay: Landscape and Woodland Strategy Areas

Whiting Bay: Areas not Suitable for Development and Indicative Landscape Areas

Location Outline Landscape Recommendations

13. Largymore and Retention of landscape at coastline and high ground to south of settlement to protect Glenashdale rural/coastal setting. This could include the protection of woodland/trees through TPO designation.

14. Kiscadale Protection and management of existing landscape features to maintain and enhance visual backdrop to town. Potential protection of key shelterbelts/field trees through TPO designation.

15 Knockenkelly and Sanbraes Protection of high ground and coastal edge to protect rural/coastal setting. Potential protection of key shelterbelts/trees through TPO designation.

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5. Summary and Conclusions

5.1 Summary North Ayrshire Council commissioned Entec UK Ltd to undertake the preparation of a ‘Landscape Capacity Assessment of Potential Development Areas’ for areas around settlements that had been identified by the Ayrshire Joint Structure Plan as suitable for expansion. The project brief required a detailed landscape assessment that took account of a range of environmental criteria and local landscape character for areas around the settlement boundaries of Millport, Brodick, Lamlash and Whiting Bay.

5.1.1 Methodology and Landscape Assessment

The landscape capacity assessment of potential development areas draws from the Guidelines on Landscape and Visual Impact Assessment Second Edition (Landscape Institute and Institute of Environmental Assessment, 2002) and in particular the Ayrshire Landscape Assessment (Land Use Consultants, Scottish Natural Heritage Review No.111, 1998). The potential effects considered as part of this assessment and associated with potential housing development, may therefore include, but are not restricted to, the following:

• Loss of rare or unique areas of local landscape character and elements; • Skyline Effects – Development located in visually prominent locations across hilltops or alongside roads that would lead to a visual prominence of urban development adversely affecting the apparent scale, character, and landscape setting of settlements; • Poor integration of Urban fringe and urban edge areas – The establishment of a new urban edge, through new development that extends the settlement boundaries requires sensitive integration with the surrounding landscape to reduce adverse visual impact;

• Visual effects from key viewpoints - A change in the appearance of the landscape ands seascape as a result of development may be heightened if the viewpoint location is associated with a valued landscape or frequented view such as from a main access road or bridge;

• Visual coalescence – The increased inter-visibility of the two of more urban areas within a landscape such that the separate identities and setting of each are affected;

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• Effects on setting – Changes to the visual appearance of a particular landscape or townscape character or the ‘sense of place’3 of a settlement or valued landscape/landmark that is significantly changed in views from the location as well as towards the location from nearby surrounding viewpoints or visual receptors. Based on the results of the landscape character survey, the assessment has evaluated the sensitivity of local landscape character along the boundaries of each settlement, and has identified suitable areas for development in terms of their landscape capacity based on the following categories.

• Landscape Strategy: Areas Not Suitable for Development;

• Landscape Strategy: Indicative Landscape/Woodland Provision Areas; • Areas with Limited Potential for Development;

• Areas with Development Potential, and

• Areas Most Suitable for Development. The landscape assessment has identified several areas of local landscape character within the study area including Coastal Farmland, Rough Pasture with Heath, Estate Landscape, Raised Beach, Stream Valley and Moorland with Forestry.

5.1.2 Summary of Landscape Capacity Approx. 58.6 hectares of land have been identified as suitable for development. The total number of hectares in relation to each settlement is set out in Table 9.

Table 9 Summary of Landscape Capacity

Settlement Area Ha Capacity

Millport 17.6 Development potential mainly at north eastern edge

Brodick 17.3 Development potential within Glen Coy

Lamlash 15.2 Development potential within Glenkiln area.

Whiting Bay 8.5 Development potential to east in small plots

3 ‘Sense of Place’ Is defined by the Landscape Institute as the essential character and spirit of and area also known as ‘Genus loci’.

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Millport The town has capacity town to expand to the north eastern side – towards Maiden Knowe (in the area of Coastal Farmland). The development expansion is unlikely to directly affect the landscape setting of the Millport conservation area, being instead focused around the 1960s – 70s housing development which lies out-with this designation. The low-lying nature of this landscape area, coupled with the adjacent escarpment and hills, ensure that any future development will be well contained and screened. A green/woodland strategy around this area would help to define the urban edge and therefore enhance the overall landscape setting. Greater landscape capacity for development is present along the north eastern section of the town, with the potential to extend north towards Maiden Knowe. The existing topography of Farland Hill, Gourd Hill, Terrach Hill and Play Hill form a basin around this area, providing screening and a sense of containment. Existing woodland features extending along the escarpment of Farland Hill to the east provide further shelter to this area. There is potential to add to these existing sections of woodland, extending bands of trees to the west to aid screening of any future development and also provide a wildlife corridor to the green space around the Cathedral, which forms a focal point in the centre of the town.

Brodick The relationship of the Brodick Bay Seascape Unit with the built form, woodland, rising inland topography and backdrop of uplands and mountains create a dramatic backdrop when approaching on the ferry and when viewing towards the town from the foreshore and town frontage. Expansion of the settlement should be sympathetic to the landscape setting and visual backdrop with capacity areas on higher ground positioned on lower slopes adjacent to mature shelterbelts and hedgerows. Expansion of the town in the Glen Coy area would be a preferred option in relation to capacity for Brodick as the potential to introduce visual effects on the setting of the town would be limited due to surrounding high ground and woodland. This Local Landscape however has a unique identity with a distinct backdrop of hills and woodland and any development in this area would have to be of a low density and appropriate design style sympathetic to the local landscape setting.

Lamlash In landscape terms the potential to expand the settlement is constrained by the landform adjacent at coast and settlement boundary where higher ground could contribute to skyline development and potential visual effects on the setting of the conversation area. The greatest potential exists within the Glenkiln area which would be set back from the town enclosed by high to the north and south. The landscape patterns of small plots with hedgerows and shelterbelts to the north west of the town could provide a backdrop and landscape integration to development. However development in this area could have visual effects on the setting of the town and conservation area as ground rises steeply to northwest. The greatest potential for expansion exists within flat Coastal Farmland areas to south west which are contained by high ground to the south and north. Development in this area would have limited visual effects on the conservation area and seascape unit and retention and extension of existing mature woodland areas at Benlister Burn would give new a development landscape setting and screen adjoining school.

h:\common\environmental current projects & bids\21856 - landscape capacity assessment-arran and © Entec UK Limited cumbrae\c000\rr003i2.doc July 2008

Whiting Bay In landscape terms, the compact linear layout of the settlement and rising topography inland create a strong relationship to the coast and would constrain the potential for large scale expansion along the coastline and in higher ground inland. Subsequent growth and expansion should respect this relationship and recommend appropriate development that is sensitive the character and setting of the town. However the existing landscape patterns of rectangular paddock land bound by mature hedgerows and shelterbelts within the Coastal Farmland Local Landscape could provide context and setting for some areas of low density expansion to the west of the town. Development in small plots could replicate the density and style of the existing hamlets and steading areas out with the settlement boundary. The location and design of housing plots should relate to existing landscape patterns which would be enhanced and extended as part of any development proposals.

5.2 Assessment Conclusions

In conclusion, the assessment has identified both broad areas suitable for development and areas, which are not suitable for development in landscape terms. However, the issues uncovered by the assessment raise some important questions about evolution of settlements, the form and design of future development and the preservation of townscape and seascape settings. The following issues have been examined in relation to future development.

The Relationship of Towns to Seascape and Landscape Setting All the settlements within Arran and Cumbrae have compact, linear layout located at a farmed coastal edge and enclosed by undulating and steep topography inland. The relationship of the settlements with the coast and topography give an intimate scale to the built form. Expansion within areas of higher ground above the settlement could reduce the sense of a compact character of towns. Existing landscape patterns and features are an important factor in relation to capacity in these areas as they offer mitigation and rural integration qualities.

Design Control of Future Development Proposed development at many of the towns, if taken forward will require a creation of a co- coordinated settlement master plan that address both issues of urban design (integrating new development with existing townscape) and landscape design (integrating new development with landscape setting). Development guidelines or planning strategies may be developed or referred to as follows: • Town expansion master plan;

• Rural Development Guidelines;

• Design Statements;

• Development Briefs; and

• Landscape treatment of new settlement edges.

h:\common\environmental current projects & bids\21856 - landscape capacity assessment-arran and © Entec UK Limited cumbrae\c000\rr003i2.doc July 2008

Landscape Management Management of the existing landscape features and enhancements in line with new development proposals will be an important issue in maintaining the landscape setting of the towns. They also form a transitional buffer between plantation forestry on higher ground and the settlement boundaries. The mature field boundaries and shelterbelts are also an important backdrop to the towns and a composite strategy for each town is recommended to propose management and enhancement measures as part of the future expansion plans.

Landscape Protection The final issue is in relation to how landscapes identified as not suitable for development, may be protected and managed to achieve the objectives of preserving the rural setting and character of settlements. Each of these areas, if taken forwards will require development of a more detailed landscape strategy and policy development. The control and management of these landscapes should not only be viewed as strategies to promote urban ideals, but also as strategies that promote the continuity of healthy agrarian landscapes within the urban fringe and encourage responsible community access. The areas identified form broad swaths of landscape areas adjacent to the settlements and coastline and can be identified overall as follows: • Raised Beach Local Landscape – Millport;

• Estate Local Landscape – Brodick;

• Coastal Farmland, Rough Pasture with Heath – Lamlash; and

• Rough Pasture with Heath and Coastal Farmland – Whiting Bay. Some of these areas are within the regional landscape designations Sensitive Landscape Character Area or Coastal zone policy areas. Other existing policies (BE11) and (BE12) that aim to protect setting OF Historic Gardens and Designed Landscapes and Local Landscape of Historic Interest will have an important role to play.

h:\common\environmental current projects & bids\21856 - landscape capacity assessment-arran and © Entec UK Limited cumbrae\c000\rr003i2.doc July 2008

Key

Landscape Character Areas Moorland with forestry

River Valley

Coastal Farmland

North Ayrshire Council Landscape Capacity Assessment

Figure 9a Photos of Local Landscape Area

Stream / River Valley Moorland with forestry Coastal Farmland July 2008 21856-G017a.inx cocan Key

Landscape Character Areas Glen Coy

Rough Pasture with Heath

Local Seascape

North Ayrshire Council Landscape Capacity Assessment

Figure 9b Photos of Local Landscape Area

Glen Coy Rough Pasture with Heath Local Seascape July 2008 21856-G017.inx cocan

Appendix A Character Assessment Survey Forms

h:\common\environmental current projects & bids\21856 - landscape capacity assessment-arran and © Entec UK Limited cumbrae\c000\rr003i2.doc July 2008

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 1. Nupkur Point Date / Weather: 14/03/2008 Scattered Cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Nupkur Point Cumbrae Landscape Character Type: Coastal Fringe with Agriculture: Coastal Farmland

Essential Character - Description / Notes: This photograph was taken from the B896, viewing east to Hunterton. Landscape elements / patterns: Open fields and grassland. Landform: Flat Land use / Landcover: Rough pasture, paddock with scrub, coastal fringe. Field Boundaries / Field Pattern: Post and wire fence. Heritage Features: - N/A Building Materials: - N/A

Aesthetic Factors: Scale: Intimate Small Large Vast Enclosure: Tight Enclosed Open Exposed Diversity: Uniform Simple Diverse Complex Texture: Smooth Textured Rough Very Rough Colour: Monochrome Muted Colourful Garish Balance: Harmonious Balanced Discordant Chaotic Movement: Still Calm Lively Busy Form: Straight Angular Curved Sinuous Remoteness: Wild / wilderness Semi-wild Farmed Manicured Security: Comfortable Safe Unsettling Threatening

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 1. Nupkur Point Date / Weather: 14/03/2008 Scattered cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views) Open pasture land, Water of Fairlie Roads (Firth of Low density housing at south western edge of Millport (which lie Clyde), Hunterston construction yard, Corbie Hills, just outside the Millport Conservation Area). Varying styles, isles of Little Cumbrae and Arran. linear arrangement along B896.

Refer to Figure 12; Strategy Area 5. Potential Landscape Fit: Development around this peninsula would be somewhat detached and isolated from the existing buildings of Millport, which are all held within the bay itself. The exposed nature of this area also means that development has the potential to form visually prominent features within views from Millport Bay and properties on the south eastern side of the bay. Visual Effects (skyline): Potentially visible against skyline when viewed from east or west. Lost of Vegetation/features: N/A Degree of Urban Integration: Would form extended linear feature along the B896, spreading out-with the existing context / visual unit of Millport Bay.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity: Woodland escarpment to the north provides shelter and raised skyline when viewed Design Opportunities: from south. Generally flat landform. Design Constraints: Proximity to Conservation Area. Exposed site / lack of shelter. Potential to extend woodland southwards from escarpment in the north, increasing Suitability for Woodland Strategy / Urban Forestry visual separation between existing south western edge of Millport and the caravan park at Doughend Hole located further west.

This photo was taken from the B896, viewing north west towards the caravan park at Doughend Hole.

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 2. Aird Hill Date / Weather: 14/03/2008 Scattered Cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Aird Hill Cumbrae Landscape Character Type: Coastal Fringe with Agriculture: Raised Beach

Essential Character - Description / Notes: This photograph was taken from the western end of Millport, near the Police station, viewing north to the edge of Aird Hill. Landscape elements / patterns: Traditional townscape bounded by steep escarpment to the north and the coast to the south. The settlement changes into a linear form west of this point (running along the B896). Landform: Flat plateaux along seafront, rising to form steep sided hill beyond the settlement. Land use / Landcover: Rocky outcrop along coast, adjoining road corridor / urban edge. Scrub along the escarpment to the north, gives way to established woodland in the east. Field Boundaries / Field Pattern: N/A Heritage Features: - Millport Conservation Area Building Materials: - Stone-built Victorian housing with slate roofs.

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 2. Aird Hill Date / Weather: 14/03/2008 Scattered cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views) Woodland and scrub cover along the upper reaches Low density housing at western end of Millport (which lie within of Aird Hill form the skyline. Below the escarpment; the Millport Conservation Area). Traditional, stone-built stone-built properties blend in with the adjoining rocky residential properties. coastline.

Refer to Figure 12; Strategy Area 4. Potential Landscape Fit: Development around this area would be restricted by the steep slopes of Aird Hill, which inhibit expansion to the immediate north. The flatter land on the upper reaches of the hill are more exposed; with any development in this area likely to form visually intrusive features against the skyline. Visual Effects (skyline): Any development atop Aird Hill is likely to be highly visible against the skyline. Lost of Vegetation/features: N/A - woodland and scrub are focused along the steeper slopes only, which are unsuitable for building. Degree of Urban Integration: Would expand outwards from the low-lying, linear layout of housing along the B896; remaining within visual unit of Millport Bay, but spreading to more elevated ground.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Steep slopes of Aird Hill gradually level out, becoming less severe to the north east. Proximity to Conservation Area. Steep, woodland escarpment to the north provides Design Constraints: natural edge to settlement and is unsuitable for building. Development along the upper reaches of the escarpment itself will be visually intrusive. Suitability for Woodland Strategy / Potential to extend woodland further to the north east, visually re-enforcing the form Urban Forestry and extent of the bay.

This photo was taken from the minor road to Upper Kirkton, viewing south west towards Aird Hill.

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 3. Play Hill Date / Weather: 14/03/2008 Scattered Cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Play Hill Cumbrae Landscape Character Type: Coastal Fringe with Agriculture: Lowland Hill Farmland

Essential Character - Description / Notes: This photograph was taken from the cemetery on Play Hill, viewing south towards Mid Kirkton. Landscape elements / patterns: Open fields and grassland, mature woodland shelterbelt, dispersed residencies. Landform: Rolling hills Land use / Landcover: Rough pasture, recreational land (including golf course) Field Boundaries / Field Pattern: Mix of hedgerows and post & wire fence, with stone wall concentrated in some areas. Heritage Features: - Cathedral – located within the Millport Conservation Area. Building Materials: - Older residencies / farmsteads / walls are stone built. Modern buildings are generally rough cast.

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 3. Play Hill Date / Weather: 14/03/2008 Scattered cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views) Play Hill is partially divided into two separate units due to a linear stretch of woodland planting extending from the school in Low density housing / school / cathedral centred the south to the farmstead at Breakough in the north. To the around Newtown Bay area (within the Millport east of this shelterbelt, the cathedral spire forms a prominent Conservation Area). Varying styles and materials, feature, with stone walls also more prevalent. Views to Little with recent development near Mid Kirkton, which Cumbrae are also possible. On the higher land to the west of incorporates traditional features. the woodland, views incorporate the golf course, with long distance views also possible to Hunterston Nuclear Generating Station on the mainland.

Refer to Figure 12; Capacity Area 4 and Strategy Area 2. Potential Landscape Fit: The exposed nature of the upper slopes of Play Hill means that development has the potential to form visually prominent features within views from Millport Bay and urbanise the setting of the golf course. Development on the land to the east of the shelterbelt will potentially be more screened, although would result in the fusing of the town with the nearby farmstead at Breakough. Visual Effects (skyline): Development on the higher land to the west of the shelterbelt is likely to be visible against skyline. Development on lower land to east of shelterbelt is likely to be less prominent against the skyline. Lost of Vegetation/features: N/A Degree of Urban Integration: Would extend the settlement further up the hill-side; hence not in-keeping with the existing housing which is focused on the lower levels around the coast.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity: Design Opportunities: Woodland shelterbelt provides shelter and raised skyline when viewed from the east. Design Constraints: Upper slopes of Play Hill are exposed / lack shelter. Suitability for Woodland Strategy / Urban Forestry N/A

This photo was taken from the minor road near the school, viewing north towards Breakough.

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 4. Maiden Knowe Date / Weather: 14/03/2008 Scattered Cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Maiden Knowe Cumbrae Landscape Character Type: Coastal Fringe with Agriculture: Coastal Farmland

Essential Character - Description / Notes: This photograph was taken from the farmstead at Breakough, viewing east to the existing NE edge of Millport. Landscape elements / patterns: Open fields and grassland / scattered scrub / townscape bounded by woodland escarpment. Landform: Undulating lowland bounded by steep escarpment to the east, with more gradual slopes to north and west. Land use / Landcover: Rough pasture / paddock, meeting urban edge. Field Boundaries / Field Pattern: Primarilly mix of post & wire fence and hedge, with some stone wall. Heritage Features: - N/A Building Materials: - 1960s / 70s housing on urban edge generally rough-cast finish.

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: Location No: 4. Maiden Knowe Date / Weather: 14/03/2008 Scattered cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views) Open pasture land, steep woodland escarpment of Low density housing at north eastern edge of Millport (which is Farland Hill, Cathedral spire, isle of Little Cumbrae. not included in the Millport Conservation Area). 1960s / 70s style council housing at the foot of the steep escarpment, extending northwards from Kames Bay.

Potential Landscape Fit: Refer to Figure 12; Capacity Areas 1, 2 and 3 and Strategy Area 2. The land in this area is in a natural ‘pocket’, enclosed by higher ground to the north, east and west. Development in this area would therefore be well screened, reducing its visual impact from many locations. The low-lying level of the land means that any development in this area would be in-keeping with the sheltered, low-lying aspect of the existing housing of Millport. Visual Effects (skyline): Unlikely to be visible against skyline due to surrounding topography. Lost of Vegetation/features: Mainly hedgerows; trees more focused on steeper escarpments nearby. Degree of Urban Integration: New, low density housing would extend the settlement further north whilst maintaining the low-lying nature of the existing housing. High quality housing could enhance the appearance of the urban edge which is currently rather weak / low quality.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity: Surrounding topography and woodland escarpment provides shelter and raised Design Opportunities: skyline. Similar in level to existing housing. Potential to enhance the urban edge. Generally flat landform. Design Constraints: N/A Suitability for Woodland Strategy / Potential to include pockets of trees and hedgerows to reinforce the settlement Urban Forestry boundary; creating a more distinct, yet softened urban edge.

This photo was taken from the B899, viewing south towards the north eastern edge of Millport (Little Cumbrae beyond).

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 5. Craigengour Hill Date / Weather: 14/03/2008 Scattered Cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Craigengour Hill Cumbrae Landscape Character Type: Coastal Fringe with Agriculture: Rugged Hill

Essential Character - Description / Notes: This photograph was taken from Long Point, Kames Bay; viewing east towards Craigengour Hill. Landscape elements / patterns: Traditional townscape bounded by woodland-covered, steep-sided escarpment to the east and coast to the south west. Landform: Flat plateaux along coast bounded by steep sided escarpment, with rounded summit. Land use / Landcover: Rocky outcrop and sandy beaches along coast, adjoining road corridor / urban edge. Established woodland covers steep slopes of the escarpment to the east, with grass / scrubland towards the summit. Field Boundaries / Field Pattern: N/A Heritage Features: - Millport Conservation Area Building Materials: - Stone-built Victorian housing with slate roofs.

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 5. Craigengour Hill Date / Weather: 14/03/2008 Scattered cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views) Established woodland covering the steep slopes of Low density housing at eastern end of Millport (located within the Craigengour Hill forms the skyline to the east. Below Millport Conservation Area). Traditional, stone-built residential the escarpment; stone-built properties blend in with properties. the adjoining rocky coastline.

Potential Landscape Fit: Refer to Figure 12; Strategy Area 1.

Development around this area would be restricted by the steep slopes of Craigengour Hill, which inhibit expansion to the immediate east. The flatter land along the summit of the hill are exposed; with any development in this area likely to form highly intrusive features against the skyline.

Visual Effects (skyline): Any development atop Craigengour Hill is likely to be highly visible against the skyline. Lost of Vegetation/features: N/A - woodland and scrub are focused along the steeper slopes only, which are unsuitable for building. Degree of Urban Integration: Any development would be forced to expand uncharacteristically upwards from the low-lying, linear layout of housing along the B896; remaining within visual unit of Millport Bay, but spreading to more elevated ground.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity: Steep slopes of Craingengour Hill gradually level out, becoming less severe to the Design Opportunities: north. Proximity to Conservation Area. Steep, woodland escarpment to the north provides Design Constraints: natural edge to settlement and is unsuitable for building. Development along the upper reaches of the escarpment itself will be visually intrusive. Suitability for Woodland Strategy / N/A – expansion of the woodland further east across the summit would form an Urban Forestry unnatural feature.

This photo was taken from Newtown Bay, viewing east towards the summit of Craigengour Hill and Farland Point.

Character Assessment Survey Forms

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 6. Farland Point Date / Weather: 14/03/2008 Scattered Cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Farland Point Cumbrae Landscape Character Type: Coastal Fringe with Agriculture: Raised Beach

Essential Character - Description / Notes: This photograph was taken from the B896, viewing east towards the Marine Station. Landscape elements / patterns: Scrubland with Scattered buildings of Marine Station. Landform: Generally flat, with exposed rock face rising to the north. Land use / Landcover: Rough scrubland, coastal fringe. Field Boundaries / Field Pattern: Post and wire fence. Heritage Features: - South east of Millport Conservation Area. Building Materials: - Mixed – stone, brick, concrete.

Undertaken By: Gary Stodart & Nial Horsburgh, Entec UK.

Character Assessment Survey Forms

Job No / Client: 21856 North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 6. Farland Point Date / Weather: 14/03/2008 Scattered cloud (Refer to Figure 8a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views) Exposed rock face of Craigengour Hill to the Low density housing at south eastern edge of Millport (located north, scrubland with scattered trees, water of within the Millport Conservation Area) – traditional Victorian style in Fairlie Roads (Firth of Clyde), Hunterston Pier and linear arrangement along B896. Farther east, the scattered construction yard with Kaim Hill / Corbie Hills buildings of the Marine Station are loosely grouped along the B896 beyond. and coast. These are of more mixed style and modern origin.

Potential Landscape Fit: Refer to Figure 12; Strategy Area 1.

This peninsula is generally flat, low-lying land of a similar elevation to the existing areas of housing within the bay. Development around this peninsula would be somewhat detached and isolated from the existing buildings of Millport however, which are all held within the visual unit of the bay itself. Visual Effects (skyline): Development up against the exposed rock face of Craigengour Hill would be screened against the skyline, however any development further south, into the more exposed area of Farland Point would potentially be visible against skyline when viewed from east or west. Lost of Vegetation/features: There would be loss of scrub / scattered small trees. Degree of Urban Integration: Any development would extend the linear form of the town along the B896, spreading out-with the existing context / visual unit of Millport Bay; merging with the nearby Marine Station.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity: Exposed rockface / escarpment to the north provides shelter and raised skyline when Design Opportunities: viewed from south. Generally flat landform. Design Constraints: Proximity to Conservation Area. Area to the south is more exposed / lacks shelter. Potential to extend woodland along Craigengour Hill’s western escarpment round to Suitability for Woodland Strategy / its southern side, along the base of the rock face. This would increase the visual Urban Forestry separation between existing south eastern edge of Millport and the Marine Station located further east; reinforcing the edge of the settlement.

This photo was taken from the B896, viewing north to the exposed rock face along the southern edge of Craigengour Hill.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 7. Strabane Date / Weather: (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Strabane Arran Landscape Character Type: Coastal Fringe with Agriculture: Estate Landscape /River Valley

Essential Character - Description / Notes: This photograph was taken from the mouth of the Rosa Water near the golf course Landscape elements / patterns: Estate landscape, beach/estuary and footpaths Landform: Flat and undulating. Land use / Landcover: Recreation. Field Boundaries / Field Pattern: N/A. Heritage Features: - Standing Stones. Building Materials: - Stone and whitewash.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 7. Strabane Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Goat Fell and surrounding high ground. Low density single storey housing. Varying styles. River corridor. Beach and estuary.

Refer to Figure 9; Strategy Area 6. Potential Landscape Fit: Preservation of existing landscape features is recommended as they provide a visual backdrop to settlement with valuable recreational areas Visual Effects (skyline): N/A. Lost of Vegetation/features: N/A. Degree of Urban Integration: N/A.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Design Constraints: Management and enhancement of existing mature shelterbelts and hedgerows within Suitability for Woodland Strategy Rough Pasture with Heath Local Landscape.

This photograph was taken from seafront viewing north west to Goat Fell.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 8 Stronach Date / Weather: (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Stronach Arran Landscape Character Type: Coastal Fringe with Agriculture: Moorland with Forestry

Essential Character - Description / Notes: This photograph was taken from a farm track near the Auchrannie Hotel viewing south west along Glen Coy with high ground at Stronach on the right Landscape elements / patterns: Forestry and mature woodland.

Landform: Undulating and hilly. Land use / Landcover: Woodland. Field Boundaries / Field Pattern: N/A. Heritage Features: - Standing Stones. Building Materials: - Stone, grey and white.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 8 Stronach Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Rosa Water and Glen Coy. Glen Coy and Rosa Water. Low and medium density mixed traditional and70s and 80s housing.

Refer to Figure 9; Strategy Area 6. Potential Landscape Fit: This area provides an attractive backdrop to views of town from the shoreline and ferry. Protection and management of existing estate landscape to enhance amenity and recreational value. Visual Effects (skyline): Development would be prominent. Lost of Vegetation/features: N/A. Degree of Urban Integration: N/A.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Design Constraints: Suitability for Woodland Strategy Management in relation to future felling.

This photograph was taken from Glen Coy viewing north east.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 9. Glen Coy Date / Weather: (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Glen Coy Arran Landscape Character Type: Coastal Fringe with Agriculture: Glen Coy.

Essential Character - Description / Notes: This photograph was taken from a farm track near the Auchrannie Hotel viewing south west along Glen Coy. Landscape elements / patterns: Pasture with hedgerows and scattered woodland features.

Landform: Flat, enclosed by high to north and south. Land use / Landcover: Pasture. Field Boundaries / Field Pattern: Medium sized fields. Heritage Features: Building Materials: Stone, grey, wood and white.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 9. Glen Coy Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Surrounding hills, mature woodland features at Low density holiday homes. Auchrannie Resort. Auchrannie.

Refer to Figure 9; Capacity Area 5. Potential Landscape Fit: The land in this area is enclosed by higher ground to the north and south, with mature woodland around the Auchrannie Resort. Development in this area would be screened in relation to views from coastline. Visual Effects (skyline): Unlikely to be visible against skyline due to surrounding topography. Lost of Vegetation/features: Mainly hedgerows. Degree of Urban Integration: New, low density housing would extend the settlement further south west and relatively close to town centre.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Screening effect of topography and woodland. Design Constraints: Management of existing shelterbelts and woodland within Glen Coy and creation of Suitability for Woodland Strategy new woodland areas in conjunction new development proposals.

This photograph was taken from a farm track near the Auchrannie Hotel viewing south west along Glen Coy to the Auchrannie holiday homes.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 10 East Knowe Date / Weather: (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Glen Coy Arran Landscape Character Type: Coastal Fringe with Agriculture: Rough Pasture with Heath

Essential Character - Description / Notes: This photograph was taken near the existing farm track to south of settlement. Landscape elements / patterns: Rough pasture, scrub, heath and woodland. Landform: Undulating. Land use / Landcover: Paddock, pasture, heath with hedgerows and shelterbelts. Field Boundaries / Field Pattern: Mature hedgerows. Heritage Features: - Building Materials: -

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 10 East Knowe Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Goat Fell and Firth of Clyde. Low and medium density single storey housing. Varying styles. Brodick Bay Seascape and Estate landscape at Brodick Castle.

Refer to Figure 9; Capacity Area 6 and Strategy Area 7. Potential Landscape Fit: Potential for low density development and specialised house clusters in this area. Retention of existing mature hedgerow s and shelterbelts is recommended to mitigate visual effects and integrate with rural backdrop. Visual Effects (skyline): Development would be prominent on higher ground above settlement. Density and associated landscape features will be important to achieve landscape integration and reduce visual effects from coastal views Lost of Vegetation/features: Minimal. Hedgerows and shelterbelts to be retained. Degree of Urban Integration: Development to be of a suitable height and density to integrate with rural character.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Existing landscape features. Limited roads and tracks. Design Constraints: Rising topography and potential prominence of development from coastal views Suitability for Woodland Strategy Management and enhancement of existing landscape features.

This photograph was taken from Brodick Bay beach near Strabane viewing south west towards South Brodick.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 11 South Brodick Date / Weather: (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: South Brodick Arran Landscape Character Type: Coastal Fringe with Agriculture: Rough Pasture with Heath

Essential Character - Description / Notes: This photograph was taken from within areas of rough pasture viewing north over Brodick Bay Landscape elements / patterns: Medium sized fields with hedgerows, shelterbelts and heath.

Landform: Undulating. Land use / Landcover: Rough pasture and paddock. Field Boundaries / Field Pattern: Rectangular and square fields with mature hedges and shelterbelts. Heritage Features: - Standing stone. Building Materials: -

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 11 South Brodick Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Holy Isle and Firth of Clyde Low density single storey housing. Varying styles.

Potential Landscape Fit: Refer to Figure 9; Capacity Area 6 and Strategy Area 8. Potential for low density development and specialised house clusters in this area. Retention of existing mature hedgerow s and shelterbelts is recommended to mitigate visual effects and integrate with rural backdrop. Visual Effects (skyline): Development would be prominent on higher ground above settlement. Density and associated landscape features will be important to achieve landscape integration and reduce visual effects from coastal views Lost of Vegetation/features: Minimal. Hedgerows and shelterbelts to be retained. Degree of Urban Integration: Development to be of a suitable height and density to integrate with rural character.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

This photo was taken the ferry approach to Brodick, the South Brodick survey area is on the right photograph

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 12 Strathwillan Date / Weather: (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Strathwhillan Arran Landscape Character Type: Coastal Fringe with Agriculture: Coastal Farmland

Essential Character - Description / Notes: This photograph was taken from a minor at Strathwhillan area viewing north west towards Brodick Bay. Landscape elements / patterns: Medium sized fields, hedgerows and scattered trees and shelterbelts. Landform: Undulating. Land use / Landcover: Pasture. Field Boundaries / Field Pattern: Hedgerows. Heritage Features: - Building Materials: - Stone, whitewash and grey.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 12 Strathwillan Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 5a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Brodick Bay, Firth of Clyde and Granite Uplands Low density single storey.

Refer to Figure 9; Capacity Area 7. Potential Landscape Fit: Some limited potential to the south of existing housing for specialised low density development. Visual Effects (skyline): Development expansion would be prominent within views from seafront and ferry Lost of Vegetation/features: Minimal. Degree of Urban Integration: Close ton town centre

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Design Constraints: Topography and overall visual prominence. Suitability for Woodland Strategy New woodland areas adjacent to new development.

This photo was taken from the minor roan at Strathwhillan viewing south to farmland.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 13. Kerrs Point Date / Weather: (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Strathwhillan Arran Landscape Character Type: Coastal Fringe with Agriculture: Coastal Farmland Seasape Firth of Clyde Lamlash Bay

Essential Character - Description / Notes: This photograph was taken from the car park near Kerrs Point viewing north to Coastal Farmland Landscape elements / patterns: Beach, scrub , pasture and woodland Landform: Flat and undulating. Land use / Landcover: Pasture. Field Boundaries / Field Pattern: Small to medium sized fields. Heritage Features: - Building Materials: -

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 13. Kerrs Point Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Holy Isle and Firth of Clyde Low density single storey housing. Varying styles.

Refer to Figure 10; Strategy Area 12. Potential Landscape Fit: Not suitable.

Visual Effects (skyline): Development would elongate the settlement along the coastline and bay. Lost of Vegetation/features: Degree of Urban Integration: Development would be far away from town centre.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Design Constraints: Visual prominence. Topography. Suitability for Woodland Strategy

This photo was taken from the road to Kerrs Point viewing north west along coastal edge.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 14. Blairmore Date / Weather: (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture Arran Landscape Character Type: Coastal Fringe with Agriculture

Essential Character - Description / Notes: This photograph was taken from seafront viewing north towards wooded higher ground.. Landscape elements / patterns:

Blairmore Burn. Woodland, shelterbelts and small fields. Landform: Undulating. Land use / Landcover: Paddock, rough pasture, woodland and shelterbelts. Field Boundaries / Field Pattern: Heritage Features: - Kilbride Chapel. Standing Stones. Building Materials: - Stone, white and grey rough cast.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 14. Blairmore Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Holy Isle and Firth of Clyde Low density single storey housing. Varying styles.

Refer to Figure 10; Strategy Area 12. Potential Landscape Fit: Landscape to north west provides an attractive backdrop to the town and management of existing landscape features (shelterbelts and mature hedgerows) is recommended to enhance setting of the town. Visual Effects (skyline): Development would be prominent on higher ground. Lost of Vegetation/features: Degree of Urban Integration:

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Design Constraints: Suitability for Woodland Strategy

This photo was taken from the beach at the north eastern edge of Lamlash viewing north west.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 15. Blairbeg Date / Weather: (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Blairbeg Arran Landscape Character Type: Coastal Fringe with Agriculture: Coastal Scrub and Woodland

Essential Character - Description / Notes: This photograph was taken from the seafront at Lamlash viewing north west. Landscape elements / patterns:

Landform: Undulating to steep sloping. Land use / Landcover: Pasture, paddock with scrub, shelterbelts and scattered woodland. Field Boundaries / Field Pattern: Mature with trees and scrub. Heritage Features: - The local Landscape abuts the Conservation Area Building Materials: -

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 15. Blairbeg Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Holy Isle and Firth of Clyde Low density single storey housing. Varying styles. Conservation Area

Refer to Figure 10; Strategy Area 11 and Capacity Areas 10 and 11. Potential Landscape Fit: Some capacity to develop plots on lower slopes with appropriate landscape features for integration and screening.

Visual Effects (skyline): Development could be prominent within higher ground with potential effects relating to Conservation Area. Lost of Vegetation/features: Minimal Degree of Urban Integration:

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Existing landscape features. Design Constraints: Proximity to Conservation Area and steeper landform. Landscape to west provides an attractive backdrop to the town and management of Suitability for Woodland Strategy existing landscape features (shelterbelts and mature hedgerows) is recommended to enhance setting of the town.

This photo was taken from jetty at Lifeboat station viewing north west to wooded areas beyond the settlement boundary.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 16. Glenkiln Date / Weather: (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Glenkiln Arran Landscape Character Type: Coastal Fringe with Agriculture: Coastal Farmland

Essential Character - Description / Notes: This photograph was taken from the minor road near Glenkiln viewing north east towards settlement boundary. Landscape elements / patterns: Burns/Streams, pasture, hedgerows and scattered woodland.

Landform: Flat. Land use / Landcover: Pasture with hedgerows. Field Boundaries / Field Pattern: Heritage Features: Building Materials: Stone white and grey roughcast.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 16. Glenkiln Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Surrounding hills and high ground to north and south. Low density single storey housing. Varying styles. Factory unit and school (being refurbished).

Refer to Figure 10; Strategy Area 10 and Capacity Areas 8 and 9. Potential Landscape Fit: Scope for development expansion within low lying pasture adjacent to existing factory unit with retention of woodland at Benlister Burn. This woodland should be extended north to create landscape backdrop and setting to new development. Development should be of a low density and appropriate design style.

Visual Effects (skyline): N/A. Lost of Vegetation/features: Hedgerows Degree of Urban Integration: Close proximity to town centre with limited visual effects in relation to local seascape unit.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Proximity in relation to coast, hills and woodland would contribute to limited visual Design Opportunities: effects Design Constraints: Suitability for Woodland Strategy Management and extension if woodland Benlister Burn.

This photo was taken from existing settlement boundary viewing north to high ground and forestry.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 17. South Lamlash Date / Weather: (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local Coastal Fringe with Agriculture/ Rugged Moorland Hills Valleys with Landscape Character Area: Forestry: South Lamlash Arran Coastal Fringe with Agriculture/ Rugged Moorland Hills Valleys with Landscape Character Type: Forestry: Moorland with Forestry / Rough Pasture with Heath Seascape Firth of Clyde Lamlash Bay

Essential Character - Description / Notes: This photograph was taken from the Cordon area viewing south west towards high ground and forestry. . Landscape elements / patterns: Woodland and Forestry on steep ground. Landform: Steep Land use / Landcover: Forestry and woodland. Field Boundaries / Field Pattern: N/A. Heritage Features: - Building Materials: -

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 17. South Lamlash Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 6a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Holy Isle and Firth of Clyde Low density single storey housing. Varying styles.

Refer to Figure 10; Strategy Area 9. Potential Landscape Fit:

Visual Effects (skyline): Development would be on skyline. Lost of Vegetation/features: Degree of Urban Integration:

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Design Constraints: Suitability for Woodland Strategy / Urban Forestry

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: North Ayrshire Council Job Title: Landscape Assessment of Potential Development Areas Location No: 18. Sandbraes Date / Weather: (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Sandbraes. Arran Coastal Fringe with Agriculture: Coastal Farmland / Rough Pasture Landscape Character Type: with Heath. Seascape Firth of Clyde Whiting Bay

Essential Character - Description / Notes: This photograph was taken seafront at Sandbraes viewing south west along shore. Landscape elements / patterns: Woodland, heath, scrub and pasture. Landform: Flat at foreshore and undulating. Land use / Landcover: Pasture, scrub and woodland. Field Boundaries / Field Pattern: Limited mainly undefined scrub areas. Heritage Features: - Building Materials: -

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 18. Sandbraes Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Holy Isle and Firth of Clyde Low density single storey housing.

Refer to Figure 11; Strategy Area 15. Potential Landscape Fit: Protection of high ground and coastal edge to protect rural/coastal setting.

Visual Effects (skyline): Development would be prominent on higher ground. Lost of Vegetation/features: Woodland and scrub. Degree of Urban Integration: Expansion could extend the settlement along coastline

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: Limited proportion of low lying ground. Design Constraints: Topography and visual prominence within Lamlash Bay Suitability for Woodland Strategy

This photo was taken the seafront viewing north east along the coastline.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

23Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 19. Knockenkelly Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Coastal Farmland Arran Landscape Character Type: Coastal Fringe with Agriculture: Knockenkelly

Essential Character - Description / Notes: This photograph was taken a footpath leading to Hawthorn Farm viewing south east to Sandbraes. Landscape elements / patterns: Rectangular fields bound by mature hedgerows and shelterbelts with scattered woodland areas. Landform: Undulating. Land use / Landcover: Pasture and paddock. Field Boundaries / Field Pattern: Small to medium fields. Heritage Features: - Building Materials: - Stone and white.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 19. Knockenkelly Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Holy Isle and Firth of Clyde Low Density housing within settlement. Individual dwellings out with settlement boundary.

Refer to Figure 11; Strategy Area 15. Potential Landscape Fit: Not suitable. Retention of rural setting.

Visual Effects (skyline): Development would be prominent within Lost of Vegetation/features: N/A. Degree of Urban Integration: N/A.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: N/A. Design Constraints: Proposals for woodland strategy/management to strengthen existing and enhance Suitability for Woodland Strategy existing trees and woodland which provide an important backdrop to settlement.

This photo was taken from a minor road near Kelvinhaugh Farm viewing south to edge of Whiting Bay and Knockenkelly area.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

23Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 20. Kiscadale Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Coastal Fringe with Agriculture: Kiscadale Arran Coastal Fringe with Agriculture: Coastal Farmland. Rough Pasture Landscape Character Type: with Heath

Essential Character - Description / Notes: This photograph was taken from the minor road to the west of Whiting Bay viewing north east to existing settlement edge and Firth of Clyde. Landscape elements / patterns: Rough pasture, scrub, hedgerows and scattered trees. Landform: Undulating. Land use / Landcover: Pasture and paddock. Field Boundaries / Field Pattern: Small to medium fields. Heritage Features: Building Materials: Stone and white.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 20. Kiscadale Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Holy Isle and Firth of Clyde. Low density single and two storey housing. Several single rural dwellings hamlets outside settlement boundary. Mixed styles traditional (Victorian and modern).

Refer to Figure 11; Strategy Area 14 and Capacity Areas 12, 13 and 14. Potential Landscape Fit: Potential for development within various plots for low density rural housing to replicate existing clustering of properties and steadings out with the settlement boundary. Design and position of plots to relate to existing landscape pattern and areas located on lower topography will abut existing settlement boundary with other plots further to west.

Existing shelterbelts and hedgerows which will provide setting and screening potential to mitigate visual effects on the setting of town. Visual Effects (skyline): Development on higher slopes would be prominent without being on skyline. Lost of Vegetation/features: Minimal. Plots to incorporate existing landscape features. Degree of Urban Integration: Development to follow existing landscape pattern to integrate with rural backdrop.

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Existing landscape patterns and features including mature hedgerows and Design Opportunities: shelterbelts. Design Constraints: Topography in areas to west. Proposals for woodland strategy/management to strengthen existing and enhance Suitability for Woodland Strategy existing trees and woodland which provide an important backdrop to settlement.

This photo was taken from settlement boundary viewing south west to Glenashdale.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

23Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 21. Glenashdale Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local

Landscape Character Area: Rugged Moorland Hills and Valleys with Forestry: Glenashdale Arran Landscape Character Type: Rugged Moorland Hills and Valleys with Forestry: Stream Valley

Essential Character - Description / Notes: This photograph was taken from the footpath adjacent to Glenashdale Burn viewing north west to South Kiscadale Landscape elements / patterns: Paddock, pasture, beach, rugged slopes

Landform: Flat with steep sided ground to south. Land use / Landcover: Woodland with footpath leading to Glenashadale Falls and Giants’ Graves. Field Boundaries / Field Pattern: N/A. Heritage Features: - Building Materials: - Stone, white/grey roughcast.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 21. Glenashdale Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Enclosed views to high ground at Kiscadale and Low Density single storey houses. Single farm dwellings out settlement edge. with the settlement boundary.

Refer to Figure 11; Strategy Area 13. Potential Landscape Fit: Not suitable.

Visual Effects (skyline): N/A Lost of Vegetation/features: N/A Degree of Urban Integration: This area to be retained as an

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: N/A. Design Constraints: Amenity value and river. Suitability for Woodland Strategy/ Management Plan for woodland.

This photo was taken from the existing path viewing south east towards existing settlement edge.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

23Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 22. Largymore Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Regional Local Coastal Fringe with Agriculture / Rugged Moorland Hills and Valleys Landscape Character Area: with Forestry: Largymore Arran Coastal Fringe with Agriculture / Rugged Moorland Hills Valleys with Landscape Character Type: Forestry: Coastal Farmland / Rough Pasture with Heath

Seascape Firth of Clyde Whiting Bay

Essential Character - Description / Notes: This photograph was taken from the B780 viewing north west to the settlement Landscape elements / patterns: Raised beach slopes, pasture, woodland and forestry.

Landform: Undulating Land use / Landcover: Redundant grassland, rough pasture and young woodland. Footpath at coastline (Arran Coastal Way) Field Boundaries / Field Pattern: Minimal. Hedgerows and woodland. Heritage Features: - Building Materials: - Stone, whitewash and grey roughcast.

Undertaken By: Gary Stodart, Entec UK.

Character Assessment Survey Forms

Job No / Client: Job Title: Landscape Assessment of Potential Development Areas Location No: 22. Largymore Date / Weather: 09/02/07 Scattered cloud (Refer to Figure 7a) Camera Format: SLR D100 (Digital) Film/Photo No:

Views and visual focus / landmarks: Adjoining Urban Edge: (housing type, settlement boundary, views)

Holy Isle and Firth of Clyde Medium and high density housing

Refer to Figure 11; Strategy Area 13. Potential Landscape Fit: N/A

Visual Effects (skyline): Development would be prominent in the context of views within local seascape unit. Lost of Vegetation/features: N/A Degree of Urban Integration: N/A

Landscape Not Suitable Limited Potential Potential Strategy Most Suitable Landscape Capacity:

Design Opportunities: N/A Design Constraints: Coastal designation. Topography Suitability for Woodland Strategy

This photo was taken at the A8412 road at the southern settlement edge.

Undertaken By: Gary Stodart, Entec UK.