Cracking the code for a new South Ayrshire village – 1

Cracking the code for a new South Ayrshire village

A Design Forum learning piece

Plans for Auchincruive, a new village in South Ayrshire, seek to build on the existing assets of a former agricultural college to create a new place with a strong sense of identity. Working together through a complex and difficult process, planning authority, client and architects developed a concise design code that establishes a clear vision whilst allowing flexibility for future change and growth. v Aerial view of the existing Auchincruive site.



AUCHINCRUIVE, SITE ANALYSIS - CDA 3

Location: Auchincruive, South Ayrshire Project type: Masterplan and design code / development brief for primarily residential development with some mixed use elements. Client: AWG Property Ltd in partnership with the Scottish Agricultural College Lead designer: CDA (Comprehensive Design Architects) Size: 246ha, up to 495 housing units Cracking the code for a new South Ayrshire village – 3

Background

Proposals for a new village at Auchincruive in South Ayrshire were developed to enable the relocation of the Scottish Agricultural College when the agricultural estate and its buildings became unsuitable for present-day teaching requirements. The site for new housing is particularly sensitive owing to the significance of listed buildings, designed landscape and the wider rural context in the countryside southeast of Ayr.

The project involved the creation of a design code to bring together the joint vision of the landowner and planning authority. The code was required as a planning condition of a Planning in Principle consent and was negotiated between South Ayrshire Council and AWG Property Ltd acting for and in partnership with the Agricultural College, with A&DS as facilitator. The code ^ The characteristic tower of Gibbs Yard. is intended to form an agreement between the client / site owner, the design teams and planning authority on what is to be developed to help maintain a common vision for Auchincruive as it is being built, whilst also providing third- party developers with clear expectations for submission of detailed proposals, leading to a more straightforward planning process.

The code was approved at planning committee and lauded by local councillors as a potential exemplar. Developers implementing the consent are required to base their detailed proposals on the code to give greater certainty for all parties.

^ Oswald’s Temple - an 18th C ‘tea house’, i.e. a refreshment house in a public park or country house garden. v Aerial view of Gibbs Yard in its current setting East Lodge

West Lodge Oswald’s Temple

Wilson Hall Ice House Walled Gardens and Glass House

Tennis courts

Village Oswald Hall green Mercat Cross Gibbs Yard Community hall Dairy School Village shop Hanging Gardens

Corner feature building River Ayr C37 walk

Listed buildings/ Foot / cycle path structures connecting to Ayr Main street

Bus loop

Bus stops Oswald Bridge Fixed routes

Primary key Foot / cycle path frontages connecting to Ayr Secondary key frontages

Existing assets of the location for the new village Added assets of the new masterplan include: centre include:

• A clearly defined ‘Main Street’ • A historic building with existing commercial and residential use • A village shop unit

• An adjacent village green with playing fields / • A bus stop on a loop through the village core, which tennis courts avoids turning places / buses meeting and is easy to incorporate in first phases of development • A route to existing employment and commercial uses passing through • Clear connection to cycle and walking routes

• Access to already popular country walks • Potential for a pub/café in Gibbs yard facing the green • Views towards an 18th century tea house on the hill above • A proposed community hall near Gibbs yard Cracking the code for a new South Ayrshire village – 5

Developing the masterplan for Auchincruive: Building on existing assets

In developing the code the client and design team revisited the previously consented masterplan to develop their proposals in more detail. The revised masterplan uses the historic fabric as a foundation for supporting the formation of the new village core, and as a basis for developing character and identity of place.

A key focus of the new village centre is Gibbs Yard, a listed courtyard steading building, which is to be redeveloped with a mix of employment and residential uses. The building sits at the entrance to the new ‘Main Street’ which acts as the main bus route through the village. The length of the street is proportionate to the size and density of the village to achieve the feel of an ‘urban’ core, with near continuous facades and no front gardens. This style echoes the character of established South Ayrshire villages and is an important step towards creating a familiar sense of place.

Both the client team and South Ayrshire planning authority agree that creating a single focus for the centre of the development around Gibbs Yard at the gateway onto the new main street had positive effects on the broad structure of the rest of the masterplan. The village square and village shop were previously remote from the village green, whereas they are now situated close to one another, alongside existing businesses which increases the potential viability of the shop and concentrates activity to one area.

The existing topography and views of the historic buildings influenced the revised layout. The masterplan follows the site contours, working with gradients to set out the blocks so it becomes permeable and development made achievable. Some streets were aligned to open up views towards for example Oswald’s Temple and Wilson Hall and down towards the village < The revised masterplan (overmarking / key centre when approaching Auchincruive. Development heights of buildings by A&DS) within individual parcels of development is restricted to maintain views where possible.

“Making Gibbs Yard the focus of the high street, and reorganising the high street, to be structured from that important building. That was the key move that we wanted to make. ... And all the support, or the collaboration at the workshops, really led to that.” – Comprehensive Design Architects “the big change was the previous masterplan had shown the C37 as the main street. The scale of it didn’t really work for the village. So changing that, so it was on the access with Gibbs Yard, was really the key thing ...” – Comprehensive Design Architects

Arrival bus route

5 5DEVELOPMENT DEVELOPMENT EDGES EDGES MOUNTMOUNT CHARLES CHARLES

The Mount Charles character area has long boundary - Houses shall face outwards onto the countryside. The Mount edgesCharles with character the surrounding area has countryside, long boundary and houses - Houses shall face outwards onto the countryside. edges with thewill thereforesurrounding be clearlycountryside, visible withinand houses the landscape - A 3.5 - 5m wide shared surface road shall run in will therefore be clearly visible within the landscape context. Care shall be taken in the design of these -front A 3.5 of - the5m houses. wide shared surface road shall run in context. Caresensitive shall beedges taken to ensurein the designthat the of new these village does not front of the houses. sensitive edgesnegatively to ensure impact that upon the the new views village from does the not surrounding - Front gardens of houses shall be bounded by a negatively impactarea. upon the views from the surrounding -hedge. Front gardens of houses shall be bounded by a area. hedge. Perimeter woodland belts will be designed to help - Houses along these edges have been identified as Perimeter woodlandscreen the belts development, will be designed and soften to viewshelp from the -having Houses key along frontages, these and edges shall have therefore been identifiedbe of high as screen the development,surrounding countryside. and soften views from the havingquality keydesign. frontages, and shall therefore be of high surrounding countryside. quality design. - The south east boundary shall have a landscape belt -20m The wide south planted east boundary with Heavy shall Standard have a size landscape woodland belt 20mspecimens wide plantedat 5m centres with Heavy set in meadowStandard grass size woodland specimens(section A-A). at 5m centres set in meadow grass (section A-A). - The north west boundary shall be softened with a woodland belt planted with mixed native transplants - The north west boundary shall be softened with a 45 to 60cm high at 1m centres planted either on woodland belt planted with mixed native transplants ridges or on planting mounds. The woodland belt will 45 to 60cm high at 1m centres planted either on vary in width from 3m to 20m and the species within ridges15m of or the on nearest planting building mounds. will haveThe awoodland mature height belt will varyof not in morewidth than from 8m 3m (section to 20m B-B). and the species within HOUSE FRONTS STEP HEDGE SHARED HEDGE/FENCE AT EDGE 15m of the nearest building will have a mature height GARDEN SURFACE LANDSCAPING OF COUNTRYSIDE of not more than 8m (section B-B). SECTIONHOUSE A-AFRONTS STEP HEDGE SHARED HEDGE/FENCE AT EDGE GARDEN SURFACE LANDSCAPING OF COUNTRYSIDE SECTION A-A

B B B B

HOUSE FRONTS STEP HEDGE SHARED GARDEN SURFACE LANDSCAPING A A SECTIONHOUSE FRONTS B-B STEP HEDGE SHARED HEDGE/FENCE AT EDGE GARDEN LANDSCAPING OF COUNTRYSIDE SURFACE A 121 E1136/DC/1113 A SECTION B-B HEDGE/FENCE AT EDGE OF COUNTRYSIDE 121 E1136/DC/1113 Cracking the code for a new South Ayrshire village – 7

Experiencing Auchincruive

Several aspects that will be key to the experience of coming to and being in Auchincruive evolved through the development of the masterplan and the design code. As the bus loop comes in to the village from the north west and turns around the corner to reveal Gibbs Yard it brings visitors straight < Illustrative sketches indicating the character of the new village centre. to the centre of Auchincruive, announcing a clear sense of arrival. The near continuous elevations along the Main Street clearly define this as the village centre.

Designing Streets has been extremely influential in informing an approach to street and roads design. The masterplan is well connected internally via a proposed permeable network of streets, that are attractive as pedestrian and cycle routes with clear connections to the wider area and countryside.

Those arriving on these routes from the south will glimpse housing at the edge of the development through soft edge planting. These are orientated to face outwards onto the surrounding countryside to take advantage of the views over the adjacent landscape and provide a more welcoming frontage to the development, rather than rear facing gardens and fencing. Through the work on the design code, an understanding of the landscape as evolving rather than formally designed helped inform how the landscape setting could shape and be incorporated into the new village as it develops up over time. Existing landscaping features are used to build identity and character.

< Illustrations showing handling of development edges to create a positive connection with the surrounding countryside.

“One of the most striking images out of all the design documentation was a drawing of what was called Auch Inn – it had tables drawn outside, a couple of canopies, I could see that actually working – it’s a community that could walk to that place ... it’s a place to which people would want to come to walk.” – Austin Cooke, South Ayrshire Council Planning Authority 5 CHARACTER AREAS

Each of the identified areas within the development Auchincruive will have 4 distinct character areas. will have a distinct character which is informed by These are: Character Areas their specific topographical conditions, landscape features, existing buildings and the lessons taken VILLAGE CORE (red) The purpose of having Character Areas is to ensure from the Ayrshire village study. developer’s designs relate to that specific part of the MOUNT CHARLES WOOD (blue) The character areas will be distinct in terms of VILLAGE ENTRANCE (green) settlement and its unique features. Creating a distinctive block structures, building forms and heights, and character for each of the areas will be important and landmarks and open spaces TEMPLE MOUNT (yellow)

is therefore based on the specific character of that part Housing developers should therefore take note of The colour of the character area on the adjacent map of the village in terms of its topography, landscape the character areas which are covered within their corresponds to the colour of the heading of pages phase and look at the design principles for each which have coding relating to that area, making it easy structure and proximity to and relationship with listed area. for developers to establish what coding is relevant to their phase. buildings. Although these areas will have their own atmosphere in terms of urban design and house At the end of this chapter there is a section which will Mandatory points about each character area are given types, care should be taken to insure that the explain how the transitions between character areas interfaces between each area are designed in such a should be addressed. and shall be adhered to. way that the village reads as a cohesive whole rather than separate pockets of development. Whilst complying with the requirements for each The layout of each of the character areas shall be character area is vital and shall be adhered to, the zones informed by their specific topographical conditions. between character areas are also important as overall All detailed application shall work within the existing ground levels, and shall not exceed +/- 1.5 the village shall read as a cohesive whole. Awareness of metres. adjacent character areas and the designs proposed for them is therefore vital.

Extract from Auchincruive Estate, Ayrshire Development Brief and VILLAGE CORE Design Code, ARCHITECTURAL DESIGN MOUNT CHARLES E1136/DC/11135 (November 2013) MOUNT CHARLES WOOD 5 ARCHITECTURALVILLAGE ENTRANCE DESIGN5 ARCHITECTURAL DESIGN VILLAGE CORE TEMPLE MOUNT LANDSCAPED SURROUNDINGS MODERN PRECEDENTS ARCHITECTURAL DESIGN TEMPLE MOUNT There are no listed structures or existing buildings to The Mount Charles areas will still use traditional The architecture within the Mount Charles character be retained which would influence the Mount Charles pitched roof rural housing forms, but they can be area will reflect both the key frontages to the TRADITIONAL AYRSHIRE VILLAGES TRADITIONALGIBBS YARD AYRSHIRE VILLAGES LISTEDMODERN / EXISTING PRECEDENTS BUILDINGS MODERNThe design PRECEDENTS80 of the houses within the village core character area. Instead, buildings will be influenced by interpreted in a much more modernE1136/DC/1113 way, with larger countryside, the C37 and the link to the village core. A ARCHITECTURAL DESIGN the area’s woodland setting, and the views out across more irregular openings and a more varied palette of contemporary version of traditional house forms will character area will be guided by the following The village core area shall take influence from the The Asedges the of principal traditional building Ayrs hirewithin villages the character take advantage area, Oswald’sAlthough Temple influences will not shall influence be taken the fromstyle ortraditional form Although influences should be taken from the listed The architecture within the Temple Mount character the countryside from the development edges. materials (including timber to reflect the area’s of views across the countryside, with a simple open helpof establish properties these within key theareas character and incorporation area, but the of buildingsprinciples: and traditional village precedents, they block structure, roof forms and heights and materials the new housing shall be influenced by the form, architecturalvillages features and Gibbs such Yard, as dormer they shall windows be interpreted will be in area will reflect the materials and views towards the woodland setting). boundary treatment, often with a shared surface palette of materials should be referenced. should be interpreted in a simple, modern way. palette of the successful examples of traditional materiality and detailing of Gibbs Yard, and take into importanta modern to define way key to fr avoidontages the and area buildings becoming in a pastiche key listed buildings in the area as well as the successful perimeter road. villages. account the views to and from it. particular.The ofsteep traditional roof forms house of types.the existing temple mount The example- Houses below shall shows follow how the principlesa rural house demonstrated type can onexamples of traditional village edges. look contemporary and relevant by using simple The new development edge in Straiton is a particularly VarietybuildingsBelow is required should are some bothalso influencesuccessfulin terms ofthe examples the new elevational proposals. of housing the preceding pages, including guidance on block A simple, high quality contemporary interpretation of details and high quality traditional materials. successful example of this approach. treatmentwhich and interpret also the positiontheir su rroundingof the house context relative in toa structure, building heights and key frontages. these influences will ensure that the buildings within the adjacentcontemporary street with style. a mi x of some 3m front gardens the area fit into their sensitive surrounding context. through to 6m with the houses requiring to step on plan - Houses cannot follow a ‘copy paste’ approach of along each street edge. identical units. Houses shall have: - If standard house types are to be used, they shall be - Steeply pitched roofs finished with slate. adapted to reflect the character of the surrounding area, and cannot be merely copied from a similar site.- Large, simply detailed openings which take advantage of views across the countryside. - The style of housing shall take influence from traditional village centres as well as the Gibbs Yard - Contemporary interpretations of traditional building, but be interpreted in a contemporary features such as chimneys and dormers. manner.

- Design shall be high quality to achieve the aim of the HOUSING EXPO, KEPPIE DESIGN SYMINGTON MAIN STREET village becoming an exemplar development. SYMINGTONInteresting mixture MAIN of STREETcolours and materials GIBBS YARD THE TRIANGLE. GLENN HOWELL ARCHITECTS STRAITON Colour, chimneys and repeating window patterns MOUNTMOUNT CHARLES WOODWOOD THE DRUM, MALCOLM FRASER OSWALD TEMPLE Modern interpretation of vernacular style create an interesting streetscape. Discreet front driveways provide parking.

HOUSING EXPO, RURAL DESIGN ARCHITECTS BLACKSOD BAY, TIERNEY HAINES ARCHITECTS Modern, irregular openings This is an excellent example of the style of housing which should be used within the Temple Mount area. COLBOST, RURAL DESIGN ARCHITECTS The building forms and materials reference traditional VIEW TO TO DAIRY DAIRY SCHOOL SCHOOL FROM FROM C37 C37 KIRKMICHAEL MAINMAIN STREET STREET STRAITONSTRAITON Split elevation materials TEMPLE MOUNT housing, but the details and openings are simple and GIBBS YARD contemporary. (Note that the Temple Mount area 109 has a maximum height restriction of 1.5 storeys) E1136/DC/1113 BURNSIDE. RURAL DESIGN ARCHITECTS Successful example of traditional house types interpreted in a modern way. 141 E1136/DC/1113 91 E1136/DC/1113 Cracking the code for a new South Ayrshire village – 9

Structuring the design code < Auchincruive’s character areas. The Auchincruive design code divides the masterplan into a set of ‘character areas’ , informed by lessons taken from a study of comparable Ayrshire villages. The character areas are useful in forming an intermediate level of guidance between strategic overview and detailed design and provide an easy to understand structure intended to “ensure developer’s designs relate to that specific part of the settlement and its unique features” (see opposite page).

The strength of the Auchuncruive masterplan lies in incorporating the existing assets of the site into a coherent new village. The division into development parcels could work against this and potentially have a negative impact on the look and feel of the village. CDA points out that it is important to consider how the character areas relate to one another to make sure the neighbourhoods do not become disjointed.

Various masterplan strategies (e.g. a movement strategy) were listed as conditions of approval by South Ayrshire Council and required as part of the detailed development of the masterplan. This helped CDA define a clear structure and form ‘chapters’ within the code for Auchincruive. In addition CDA researched other exemplar developments and design codes as a basis for developing the document.

In setting out the guidance a balance had to be made between making sure the document had enough information so that it could be followed without being too prescriptive and potentially putting developers off buying a site. Ensuring the right mix of mandatory and non-mandatory elements was also essential in setting out sufficient guidance to help South Ayrshire Council to determine forthcoming applications to approve matters specified in conditions (AMC).

The level of detail that went into the document was largely determined by the sensitivities and uniqueness of the site, and the number of landscape Photographs used in the design code to indicate features and listed buildings, such as Gibbs Yard, which had to be to taken what should inspire the character of each area: account of. <<< Mount Charles: landscape setting.

<< Village Core: existing Ayrshire village main streets.

< Temple Mount: existing Ayrshire village edge of settlement development.

“We split the design code into site wide coding, which was the bigger strategies, and then, down into character areas, there were four of them. That allowed us to zoom in on how each area worked, and how it was going to look.” – Comprehensive Design Architects “We looked at various design codes as models… some going into the detail of window fenestration, how your chimney and your front door should look and we thought that was inappropriate. What we were trying to do was to come up with general guidelines that would allow housing developers to come in.” – Nigel Pacey, AWG Property Ltd Cracking the code for a new South Ayrshire village – 11

Design code ‘TOP TIPS’

Based on their experience of Auchincruive our interviewees have given the following as ‘top tips’ for design codes:

• Keep it (as) short (as possible).

• Make it a visual tool – it will be easier and more immediate to engage with.

• Make it well illustrated and structured and clearly laid out, preferably in colour landscape format as opposed to text heavy portrait documents.

• Start with the vision (what is it you’re trying to achieve), then set the context (location, important landscaping, adjacent villages etc.), then evolution of the masterplan, completed masterplan and followed up by technical information (roads etc.).

• At a more detailed level, the use of Character Areas can be helpful in adding a further level of detail to the Code and ensuring developers’ designs relate to specific parts of the settlement and local conditions.

• Use sketches to convey the character and sense of the place, it will make the vision easier to grasp for all involved – 3D eye level/street views and vignettes to show principles of the nature of the place that you are trying to establish, the experience of moving through, key corners, buildings and vistas.

• Write only what you need to, don’t be too prescriptive. Don’t contradict < View looking back over new village from the vision for the place with too much specification and detail! Temple Mount

• Use it to keep important background information with the project.

• A lot of work will go in to the design code, so make it work for you (i.e. giving you firm ground to stand on and saving you energy and resources in processing detailed applications)

• It is useful if assessment of proposals can be made on identifiable attributes (such as the qualities of successful places set out in Designing Places).

“The Code should give developers a steer for an approach to design and finishes … that’s one of the main benefits of it, if you do what it says you will go through the planning process more quickly.” – Austin Cooke, South Ayrshire Council Planning Authority 5 MAIN STREET DESIGN VILLAGE CORE

ALL OF THE NOTES ON THIS PAGE ARE MANDATORY:

Unit heights should vary between 1.5 and Chimneys will be used to Where there are gaps between Roofs on all properties Contemporary Roof pitches to be 2.5 storeys in height. It is not permitted define changes in level and to properties, high walls will be used along the main street shall interpretations of dormer between 35 and 45 for a all houses within a block to be delineate between house to maintain a continuous frontage be tiled with slate. windows to be used on half degrees uniform height types storeys

No more than 3 identical units Facades fronting the Main Street Main entrances to properties All residential units should vary Although the PPP conditions only require should be adjacent to each other should be clad in sandstone or shall be accessed from the Main in width from a minimum of 6m one retail unit, all properties in corner within a block coloured render. Street. to a maximum of 12m. locations along the Main Street shall be flexibly designed to be suitable for retail / business use.

90 E1136/DC/1113

55 BOUNDARYBOUNDARY TREATMENTS TREATMENTS VILLAGE CORE VILLAGE CORE

MAIN STREETMAIN STREET The traditional Ayrshire villageThe traditionalstudy found Ayrshirethat village study found that houses within village corehouses areas (and within particularly village alongcore areas (and particularly along main streets) often sit directly against the pavement main streets) often sit directly against the pavement edge, with very little or no boundary space left in front. This treatment is impracticaledge, with for very most little modern or no boundary space left in houses due to issues withfront. defensible This space treatment and privacy. is impractical for most modern houses due to issues with defensible space and privacy. The following boundary design principles are mandatory and shall be follTheowed following within the boundary village design principles are core area: building line building mandatory and shall be followed within the village Houses along the main streetcore at area: Auchincruive shall building line building 400mm have a small 2 - 3m paved front garden area which will be bounded by a 400mmHouses height along stone the stub main wall. street at Auchincruive shall 400mm have a small 2 - 3m paved front garden area which Elsewhere within the character area, front garden will be bounded by a 400mm height stone stub wall. areas shall be between 3 and 6m in depth and be either paved or turfed. TheElsewhere 400mm high within stub thewalls char acter area, front garden will be continued throughout the area, and 1m high 2 - 3m areas shall be between 3 and 6m in depth and be pavement 300mm hedges planted behind the wall will be permitted. either paved or turfed. The 400mm high stub walls will be continued throughout the area, and 1m high 2 - 3m pavement 300mm hedges planted behind the wall will be permitted. ELSEWHERE

ELSEWHERE building line building

600mm

400mm building line building

600mm

400mm pavement 300mm 3 - 6m 101 E1136/DC/1113

pavement 300mm 3 - 6m 101 E1136/DC/1113 Cracking the code for a new South Ayrshire village – 13

How buildings meet public space: Key Frontages and boundaries

Identifying a hierarchy of boundaries between buildings and public space with the development is important for how the place will be experienced and in breaking down the complexity of the masterplan. All parties found that identifying ‘key frontages’ and significant boundaries between buildings and public space was helpful in establishing the identity and experience of the < Key frontage framing the Main Street new village, and these have been specified in the design code.

In the first phase of development there are two different developers coming together who are working simultaneously to deliver the whole of the Main Street, rather than a phase ‘A’ following phase ‘B’ approach. Both developers have the same architect working for them which AWG feel is positive in helping to coordinate the process well. Whilst seeking to challenge some aspects of the code which may not work commercially for them, developers are taking on board main aspects of the layout such as road layout and block pattern, primary and secondary frontages which have been identified, requirements for a tighter Main Street without front gardens and a variety of types of properties to avoid a ribbon of identical housing along the street. Parking is the biggest challenge to avoiding the car dominating the street. << Key frontages framing the Main Street The masterplan defines appropriate landscaping elements proportionate to < Secondary key frontage - moving along the C37 from east to west with the Mount Charles the size of Auchincruive and the historic landscape setting and surrounding Wood character area on the left hand side. countryside in which it sits, including a Village Green and tennis courts located in the core of the village at the entrance to the Main Street which is being taken on board by developers.

The Scottish Agricultural College is working in partnership with AWG and is retaining facilities on the site as existing sources of employment for the area, helpful in maintaining links and in forming an economic foundation for development. AWG are remaining as part of the overall development team working with consulting engineers to deliver and integrate required infrastructure that falls outwith the development phase boundaries, and restoration works on some of the listed buildings on the site. CDA will continue to have some involvement in respect of refining working drawings for some of the historic areas, eg. the design of the village square and village green, to become part of the masterplan requirements.

< Village Core boundary treatments.

“We’ve tried to set up the basic principles of the square within Gibbs Yard, and the fact that the High Street will have good quality public realm. We’ve tried to give all the possibilities for (the implementation of the public realm) with the masterplan.” – Comprehensive Design Architects “if you ignore the existing assets, then you’re not going to create the best possible masterplans…whether it’s building, landscape features or something else, that’s one thing that’s fundamental – you have to use those existing assets as best you can. And use them where you can to structure it. (But you don’t have a Gibbs Yard in every area)” – Comprehensive Design Architects Cracking the code for a new South Ayrshire village – 15

Summary

In practice the planning authority has found that third-party applicants generally are following the code more than challenging it. For architects and client, the experience of Auchincruive has opened up other areas of work and informed their approach to similar types of projects. Key points identified by parties as potential areas for learning from their experience of the proposals for Auchincruive include:

• The benefit of a design code in forming agreements between applicant/ developer and planning authorities on what is to be developed and in maintaining a common vision for a place as it is being built. This Learning Piece is based on interviews carried out by A&DS • Design codes can help to provide third-party developers with clear with South Ayrshire Council and expectations for submission of detailed proposals, leading to a more the Project Team in September straightforward planning process. 2015. A&DS facilitated a series of four Design Forum workshops on • The design code as a useful tool for communicating intended development with elected members and the local community. proposals for Auchincruive between September 2012 and May 2013 • The importance of existing buildings, landscape features and site which involved the Project Team, topography in forming a strong asset and foundation for developing representatives of South Ayrshire the character and identity of a place, informing key views and street Council and Historic Scotland. It is patterns, and areas of important focus – eg. public spaces and gateways noted that the proposals developed to development. significantly subsequent to A&DS report of June 2013, particularly the • Defining character areas, key frontages and phasing boundaries can help to provide an easy to understand structure for development, and help to further detailing of the design code ensure developers’ designs relate to specific parts of a settlement, and that took forward the matters raised any unique features on the site. during the workshop process, thereby embedding the qualities described in • Development edges can be handled in a positive way, to provide a this note. welcoming frontage to a place and to exploit potential views out into adjacent landscapes.

• Introducing a mix and variety of house types can help make developments more attractive, diverse, active and interesting.

• Use of Designing Streets can positively influence building lines and plot towards streets that work for passers-by as well as residents.

• Consideration of the landscape from an early stage is important in informing the design and character of a masterplan and identity of a place.

• Early discussions between client, design teams and planning authorities are important in ironing out any potential issues and in gaining a mutual understanding of expectations to help establish a shared vision for a Bakehouseplace. Close, Level 2, The Lighthouse, 11 146 Canongate, Mitchell Lane,Glasgow, G1 Edinburgh EH8 8DD 3NU