make it kilmarnock report november 2011
TRANSCRIPT
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f i n a l r e p o r t
K I L M A R N O C K
I N T E G R A T E D U R B A N D E V E L O P M E N T P L A N
KevinMurrayAssociates
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K i l m c k T w C e tI t e t e d U b D e v e l p m e t P l - f i l
november 2011
Kevin Murray AssociatesWillie Miller Urban Design
Nick Wright PlanningHamilton-Baillie Associates
Slims ConsultingThe Burrell Company
Make it Kilmarnock
Planning and Economic DevelopmentEast Ayrshire Council
The Johnnie Walker Bond15 Strand Street
KilmarnockKA1 1HU
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executive summary ?
1 introduction and process 1
2 issues, challenges and assets 5
3 vision and strategy 19
4 proposals 25
5 benefts 47
6 next steps 49
appendix 1 - list of consultees 53
appendix 2 - consultation elements 55
c te t
place momentum study team:
Jas AtwalBen Hamilton-BaillieAndrew BurrellChris Brody
Willie MillerKevin MurrayInes TriebelNick Wright
K i l m c k T w C e tI t e t e d U b D e v e l p m e t P l - f i l
This Integrated Urban Development Plan has been prepared incollaboration with agencies, politicians, businesses and citizensof Kilmarnock as acting as consultees, advisors, critics andenergisers. Particular thanks are due to Lawrence Wyper andMark Greaves.
A full list of participants and consultees is p rovided at Appendix 1.
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1 - i t duct i d p
Kilmarnock is at a crossroads - a pivotal period of change
that so many former industrial towns and cities have
experienced in recent times. It is important that the correct
steps are taken to guide its future direction as an attractive
and liveable town.
Kilmarnock has suffered its fair share of setbacks. The
forthcoming closure of the Johnnie Walker bottling plant
in 2012 is the latest in a series of high-profile closures over
the last 40 years, including Stoddart Carpets, Saxone and
Massey-Ferguson. It is undoubtedly an economic blow for
the town.
However, with many assets to its name, Kilmarnock is also a
justifiably proud town. The grand vista of John Finnie Street
and the character of Bank Street; a string of fine parkland
through Howard Park, Kay Park and Dean Park; and the
cultural assets of the Dick and the Palace Theatre, to name
but a few. Wedded to these physical assets is another less
tangible, but no less important, asset: the pride, spirit and
energy of the people of Kilmarnock.
Kilmarnocks location and role within the wider strategic
context is also important. Historically, the town was part
of the manufacturing engine room that was the West of
Scotland, producing a range of goods that were shipped
around the Empire. Whilst engineering is still present in the
town Mahle and Barclays are two prominent examples the
strategic role of Kilmarnock is shifting. The M77 means that
Kilmarnock is now more a part of metropolitan Glasgow
than ever before, with a new economic relationship with the
city based in part around its growing role as an affordable
commuter town.
This is an opportune time to think about the future, and plan
not only how the extensive Diageo site may best contribute
to the towns resurgence, but also how the wider town
should prepare itself for the future.
King Street
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Any vision and proposals for change must be couched in
terms of realism, as this study takes place at a time of
deep economic uncertainty. The country has been in the
grip of a severe economic downturn since 2008. Property
development remains sluggish and public spending is being
reduced, a trend which is almost certain to continue in the
short to medium term. In summary, the immediate context
is characterised by uncertainty and difficulty in securing
investment.
The vision and proposals put forward in this report
must respond realistically and sensitively to the limited
possibilities of the moment, yet also set positive aspirations
as longer term goals of investment and change.
It is important to emphasise that this plan is an integratedurban development plan , that connects across a number of sectors, seeking a transformative impact from lots of smaller
scale actions.
im f t e pl
The Integrated Urban Development Plan (IUDP) for
Kilmarnock was commissioned by the Make it Kilmarnock
Board and in the autumn of 2010, and funded by East Ayrshire
Council and Diageo. Its focus was on the central area of
the town, in and around the town centre, and including
the Diageo site. The aim is to address the immediate and
forthcoming needs of the town, both for residents, but also
for business and visitors, by generating a forward-looking,
yet deliverable vision. It replaces the Kilmarnock Town Centre
Strategy produced in 2005.
The Plan is the result of intensive discussion and analysis
in late 2010 and early 2011 about the future of the town.
The objective of the vision is to chart a viable future for the
town and its centre, creating a revitalised heart and soul
by using Kilmarnocks rich heritage as a springboard for
detail of t e Clydesdale bank building on East George Street
future development, whilst also addressing employment,
retail, education, cultural, living and visitor perspectives.
Community engagement has been an important part of
preparing the IUDP.
The brief required that the IUDP
should identify key development opportunity sites, and
put forward development and place-making principles
to guide planning policy and design frameworks for the
town centre.
promote high quality place-making, recognising the
unique qualities of Kilmarnock and enhancing the
towns built environment and public spaces by setting
out principles to create a more lively, attractive, healthy
and sustainable town.
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The emphasis of the study is, therefore, on future physical
and spatial change. However, during the course of the study,
particularly through engaging with local residents and
businesses, it became clear that physical change should run
alongside and support economic and social change. This
plan therefore aims to integrate economic and social action
with physical interventions.
The IUDP is intended to link with the statutory planning
system by contributing to the forthcoming Local
Development Plan, as well as other public and private policy
initiatives.
pp c t t e IUDP
The Kilmarnock IUDP had to be prepared in a very contracted
timespan through winter, while engaging with business and
the community. The process of preparing this plan is made up
of two simple phases.
The first phase of analysis included engaging with a wide
cross-section of people in Kilmarnock to understand their
aspirations and concerns. We made contact with over
450 people from businesses, schools, neighbourhoods,
shoppers, visitors, youth groups, public agencies and social
enterprises . Some people gave us their thoughts in a short
conversation on a street corner; others took part in in-depth
workshop discussions.
Taken together, they provided a wealth of information from
different perspectives about how the town and its centre,
parti cularly, functions both physically and socially. It also
allowed us to understand peoples concerns about the town,
and their aspirations for its future.
In parallel with those engagement discussions, the study
team undertook analysis of the towns economy and physical
environment, and took time to understand the wide range
t e gus et building at t e corner of Garden Street and West George Street
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of other initiatives happening in the town. Chapter 2 of this
report summarises the issues, challenges and aspirations
that emerged from that first phase of the study.
The second phase was to generate a vision and action
proposals as a response to the issues, challenges and
aspirations. How should the town, and particularly the town
centre, evolve to become more lively, attractive, healthy
and sustainable? The second phase involved developing a
coherent vision and proposals to address the challenge in a
the Procurator Fiscals of ce on St Marnock Street
recessionary context. The draft proposals were tested in two
workshops in early March 2011, with participants from public
agencies, businesses and community groups.
Chapters 3 and 4 map out that vision and proposals, and
chapter 5 outlines the benefits that should accrue from
implementing them. Chapter 6 then identifies what needs
to happen to take this IUDP forward to become reality,
including a full list of proposals for early action (0-1 year),
mid term (1-3 years) and longer term (3+ years).
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2 - i ue , c l le e d
Kilmarnock, its town centre and its people undoubtedly face
a range of issues and challenges as a post industrial town
in West Central Scotland. However, unlike some places, the
town has clear strengths and opportunities from which to
build a more sustainable future. This chapter sets out some
of those issues, challenges and opportunities, drawing from
the views of local people and organisations,
analysis of the built and natural environment, and
consideration of the economic context
2.1 F m E eme t: l c l pe ple,l c l i ti d l c l bu i e
Between November 2010 and January 2011, the study team
made contact with over 450 people from businesses, schools,
neighbourhoods, shoppers, visitors, youth groups, public
agencies and social enterprises. Some people took part in in-
depth workshop discussions, others gave us their thoughts
in a short conversation on a street corner. Appendix 2 gives
further details of the events.
This section provides an overview of the issues raised as a set
of themes. At the heart of peoples aspirations was a desire to
get people from Kilmarnock and surrounding communities
into the town centre, so that it again becomes the bustling,
lively focus of the town. Nine themes emerged from the
consultation on how this might be done. Taken together,
these build a detailed picture of the towns issues, challenges
and assets as perceived by its user population.
2.1.1 T e importance of people
positive = Kilmarnock was cited as the friendliest
shopping town in Britain in 2006, with strong
community pride and identity, a desire to make the
town better, an improving Council, and a generally
positive press. It was viewed as less impersonal than
stake older works op 08/03/2011
stake older walkabout 08/03/2011
Loan ead Primary Sc ool works op
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out-of-town malls like Silverburn
negative = However, antisocial behaviour in the town
centre is a real problem. This is strongly linked to the
concentration of methadone dispensing in town centre
pharmacies, and is a strong deterrent to people of all
ages coming into the town centre, particularly around
the Bus Station entrance
there is a clear need to foster a more positive spirit and
build confidence and pride about the centre of town
2.1.2 Make t e town more attractive and competitive
It was recognised that it is important for the town
centre to be competitive: clean, well-maintained,
welcoming, safe and attractive public realm perhaps
even covered?
Broadening the shopping offer is really important to
people both bigger name/brand shops (e.g. Primark)
and also local independents (see also theme 8 below)
Having more things going on in the town centre with a
good programme of activities/events in public spaces
(see 9 also), a wider range of events in venues like the
Palace, and a creche for kids while parents shop, etc
Derelict/uncared for buildings and spaces need to be
fixed: particularly along John Finnie Street (especially
the Opera House), Sandbed Street and the river (both
of which are seen as having great potential), and the
northern and southern edges of the town centre (its
front doors)
Addressing the number of abandoned shops and the
rundown appearance they create is a big concern.
There was an appeal for these to be put to more positive
use
The 1960s/1970s redevelopments NE of the Cross are
unloved the Bus Station especially (unwelcoming
during the day, unsafe at night), but also the Burns Mall,
the Palace underpass, the Foregate, the Clydesdale Bank
and the multi-storey car park.
Built heritage is acknowledged to be a valuable asset
Kilmarnock bus station
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but there is also an aspiration for newer shops and
buildings
2.1.3 Build on assets
Nurture and connect the towns many assets, including:
Bank Street
Howard and Kay Parks
built heritage e.g. John Finnie St
friendliness
the river
The Galleon
Dick Institute
schools and college
bus station
good retail offer for the size of town (some say good
range of shops, others say poor)
cafes
clean
quality residential areas
Kilmarnock Football Club
build on existing character: both of the built
environment and people (friendliness/personal
service)
convenience: the town centre is conveniently
located, easy to access (except for the barrier effect
of the ring road) and the shops are close together
accessible location with good strategic linkages:
close to two major international airports, and
there is good road/rail accessibility with respect to
Glasgow, East Kilbride, Ayr and other towns, as well
as a sizeable market town hinterland
existing employers: some big firms have gone, but
we need to support other employers left in the town
and make the most of them e.g. bring Council
employment into the centre, support existing
employers to grow (both manufacturing and
services)
2.1.4 Build leisure and recreational role
The evening offer is currently considered way too limited
needs more critical mass:
make more of existing venues like the Palace Theatre
more bands for all ages
introduce night-time uses on King Street currently all
shops
need restaurants and healthy food options
need a hotel in the town centre (boutique rather than a
chain?)
programme of activities/events in outdoor public spaces
and indoor venues (see 3 also)
the Galleon is an important asset, for young people in
particular make it more accessible/affordable and
more wide-ranging (e.g. climbing wall, Laserquest etc)
youth centre, skatepark/bmx, other social and retail
things for young people e.g. Glasgow Spreebook,
cheaper buses to get into town (walking not always
safe) so they can use the town centre more
other young peoples stuff e.g. skateboard park (already
proposed by young people but foundering for lack of
support), legal graffiti wall, pool not in a pub for
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2.1.6 Connecting places in and around t e town centre
There is a need to better connect the town centre with
greenspaces (Howard Park and Kay Park), civic area (Dick
Institute, existing College site etc), Queens Drive retail and
leisure
one-way system is too much of a barrier to connections
between the town centre and surrounding assets and
neighbourhoods traffic dominates at the expense of
pedestrian/cyclist movement
at Sturrock St/ Green St, physical design as well as traffic
create a formidable barrier
need easy, non-car-based movement between Queens
Drive and the town centre e.g. high quality, regular,
cheap/free shuttle bus preferably eco-friendly
2.1.7 Connecting people and organisations
Public, private and voluntary sectors need to work to each
others mutual benefit much more creating a better town
centre needs commitment and input from each of them
this covers politicians, Council officers, College, other
public sector, businesses, social enterprises, community
groups all need to connect up better, linking the good
things that are happening
need more flexibility, more entrepreneurial attitudes
and more equal dialogue/support across par tners
2.1.8 Independent Kilmarnock - small businesses andenterprises
foster independent shops, businesses and social
enterprises - locally based for local people
support existing businesses who want to grow and
invest in the town some of whom are substantial
develop a more positive entrepreneurial spirit amongst
public sector, a can do attitude to support small local
private and social enterprise
aspiration for greener lifestyles build on having first
bio-buses in Britain
2.1.9 Celebrate Kilmarnock
There is a need for better, more proactive strategic
promotion - to celebrate the towns identity, pride and what
it has to offer whats on activity guide all this is as much
for the towns own residents as for external markets
for many people outside Kilmarnock, their most recent
perception is BBCs The Scheme which was relatively
negative and needs short term tactical response
how attractive might the tourist offer be? ...would the
Burns connection, Kilmarnock Dean Castle, the legacy
of Johnnie Walker and the built heritage attract people?
should we have a tourist information centre? could we
integrate better with Ayrshires big tourist draws such as
Prestwick Airpor t, Alloway and Troon?
Building up pride and confidence was seen as a key
objective over time
2.2 built d tu l e vi me t
Overview :
In physical terms, much of Kilmarnock is attractive and
distinctive. A substantial part of the fabric of the town
is made up of a series of residential neighbourhoods of
different ages, many of which have their own retail centres,
schools and community hubs. Two of these neighbourhoods
are Conservation Areas which are close to the town centre.
Part of the attraction and distinctiveness of the town also
lies in its extensive parks and greenspace with some of these
running into the town centre itself. Industrial areas of the
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town have traditionally been situated close to the town
centre, particularly in the north-west sector along the main
railway line to Glasgow and to the south along the B7038.
These areas have seen considerable structural change in the
past decade and this will continue with the closure of the
Diageo complex.
The 20th century has seen major changes in the structure of
the town. The most significant of these are:
the modernisation of the town centre in the 1970s
through redevelopment and road construction the expansion of peripheral residential developments the decline of local industries particularly around the
north west and south of the town centre bringing about
structural and land use change the development of the Queens Drive area for out-of-
centre retail and leisure
The effects of these changes can be summarised as:Kilmarnock 1819
Kilmarnock 1939 Kilmarnock 2011
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poor quality new building in the town centre dislocation of the town centre from surrounding
residential areas by roads infrastructure contraction in the role of the town centre exacerbated
by competing attractions fragmentation of the urban fabric along High and Low
Glencairn Street
So in physical terms, there is a mismatch between the size
of the centre and the roles that it can play in the early 21st
century. Coupled with the current recession, this manifests
itself as:
an inability to achieve development on key sites,
especially at the north end of the town centre
high levels of vacancy, especially in more recently
constructed properties
Appreciation:
The commentary above has focused on some of the
challenges that face the town centre and while there are
many negative factors and difficulties to resolve, these
is also much that is positive and helps to provide a good
quality environment for people and businesses. There are
many assets which at the moment are under-utilised and
could provide the basis for substantial positive change in the
character of the town centre and the way in which it relates
to the rest of the town.
A ric eritage:
Much of the west side of Kilmarnock town centre is covered
by the John Finnie Street and Bank Street Outstanding
Conservation Area. This area occupies a slightly sloping
site running up to the base of Mount Pleasant, the hill that
dominates the northern side of the town centre. The Railway
line and 23 span Viaduct forms a definite edge to the northern
part of the town centre. A stretch of the Kilmarnock Water,
behind Bank Street, traverses the town centre and forms the
eastern edge to a portion of the existing Conservation Area.
Streets within the Conservation Area are a combination of
some of the oldest and most historic streets in Kilmarnock
and some Victorian era additions, which are distinguished
by their straight lines. Bank Street and John Finnie Street
form twin spines of the Conservation Area, with most of the
other streets within it bisecting one or both of these streets.
The irregular street pattern of Bank Street and surrounding
streets such as Strand, Croft, Cheapside, College Wynd and
Low Church Lane provide a sharp contrast to the planned
Kilmarnock Cross, late 19t century
Jo n Finnie Street, 1905 from Ayrs ire & Arran, An illustrated Arc itecturalGuide, Rob Close
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geometry and straight lines of John Finnie Street and King
Street.
There are two historically and architecturally distinct areas
within the Conservation Area: John Finnie Street; and the
Laigh Kirk, Bank Street and Strand Street.
John Finnie Street: A superb and unusually
complete example of a Victorian planned street. The
distinctiveness of the street is defined by its largely
uniform use of quality building materials such red
sandstone. The scale and character of the street
contrasts with the rest of the town.
Laigh Kirk, Bank Street and Strand Street: This area
comprises the post-medieval core of the town. Although
made up of largely 19th century buildings the original,
irregular medieval street plan is adhered to and is the
defining characteristic of this part of the Conservation
Area.
Kilmarnock eritage
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The conservation area provides some of the highest quality
environments in Kilmarnock. The fact that the conservation
area designation includes both sides of John Finnie Street
and extends west from there to include a range of mixed use
properties means that although the street is part of the one-
way system, it is rather less intrusive and difficult to cross
that other parts of the gyratory. However John Finnie Street
is in need of considerable improvement if it is to become
not only a significant planned street with good architecture
but also a social space where people congregate and feel
comfortable.
River and greenspace:
One of Kilmarnocks undiscovered gems is the Kilmarnock
Water which flows through the town centre from north to
south. Many attractive towns and cities are famous for their
relationship with a river or waterway. Usually the town has
embraced the river in some form and provides a means of
accessing its banks or simply watching the water this in
turn attracts people to the river and often encourages the
development of promenade cafes and social spaces.
In contrast, the Kilmarnock Water is largely hidden from
view. The Burns Mall shopping centre is built over it there are
no views of it from King Street or Bank Street. Three bridges
and Sandbed Street provide the only means of getting close
to the river. At the same time just beyond the town centre
to the north east, the Kilmarnock Water flows through Kay
Park until it disappears behind the Palace Theatre. In the
south west, the river opens out into Howard Park providing a
picturesque focus for this popular greenspace.
There is enormous potential to establish a more positive
relationship between the town centre and the Kilmarnock
Water in which the river becomes a more obvious and
integral part of a high quality town centre environment. A
more positive relationship might also involve using the river
to improve connections with the town centre and the rest of
the town through a series of comfortable pedestrian spaces
and linking footpaths. Such a footpath system could also
encompass a wider green network throughout the town. In
other words, the blue and green network traced out by the
Kilmarnock Water and the existing parks and Core Paths
could be enlarged and integrated into a town-wide system
focused on links to the town centre. Such a network would
link people, places and habitats.T e Kilmarnock Water and Sandbed Street
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Movement:
The legibility of Kilmarnock town centre is much eroded by
the one-way system. The two-lane clockwise gyratory, with
its accompanying signs, barriers and traffic signals, reduces
much of the town centres character to anonymous and often
over-sized highway.
On the west side of the one-way system, John Finnie Street
is not a comfortable place for pedestrians and the retail
offer is undermined by the discomfort of crossing the two
lanes of traffic. Extensive use of traffic signals adds to the
congestion, further eroding the qualities of the street.
Signalling of pedestrian crossings favours traffic to a marked
extent.
The top end of Green Street, framed by the railway arches
on one side and car parks on the other, forms a physical
and psychological barrier between the town centre and the
northern area of the town. The bottom end of Green Street
and Sturrock Street face the backs of the main local shopping
centre. Pedestrian routes are limited to the riverside, with
very limited opportunities to cross the road towards the
centre. The theatre, one of the towns principal attractions,
is located adjacent to a four lane road and is connected to
the town centre by an underpass and an awkward at grade
route to the bus station.
The approach to the pedestrianised area of King Street from
the south-east is parti cularly poor. Pedestrians are required
to cross a 4-lane junction and walk along the side of a super-
store. A series of pedestrian barriers guides them along the
A735 towards the pedestrianised area, where traffic sweeps
along Titchfield Street towards St Marnock Street barely
acknowledging the presence of King Street.
An integral part of the movement system is the parking
provision which is concentrated in one multi-storey car park
at the north end of the town which is not par ticularly well
used and a series of at grade car parks distributed around
the one-way system. Some of these at grade car parks are
certainly popular on particular weekdays and at different
times of day but their effect on the appearance of the town
centre, and on first impressions is negative. With a few
exceptions, for example the car park between Nelson Street
and St Marnock Street near the Sheriff Court, these car parks
do not even act as social spaces or relate properly to the
surrounding land uses.
Public realm:
The town centre has been the subject of considerable
investment in pedestrianisation and public realm with much
effort put into the design of streets and the materials used.
However within the town centre Conservation Area between
John Finnie Street and King Street, one-way restrictions
compromise the coherence of this very lightly trafficked
environment.
The width and configuration of the southern stretch of the
gyratory system erodes the connections between King Street
and the rest of the town. The dominance of highway clutter
such as barriers, signs, bollards, barriers and traffic signals
is merely one part of a deeper problem limiting the towns
potential.
The location of extensive parking areas at the edge of the
inner town centre creates a sudden change in scale that adds
T e King Street/Titc field Street section of t e one-way system
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to the feel of segregation between the town centre and the
rest of the town. As a result, the town feels disjointed with
few good connections between the centre and the outer
neighbourhoods. For the visitor, the layout of the town is
very difficult to comprehend.
John Finnies Street feels disjointed both from the railway
station and the rest of the town centre despite its key role of
linking the station to the town.
Sturrock Street feels uncomfortably wide, the space outside
the theatre is particularly bleak and unwelcoming while the
underpass is an inappropriate link between the theatre and
the town centre.
Vacancy:
In common with many town centres throughout the UK at
the moment, vacant property is an unfortunate feature of
Kilmarnock town centre. This is found throughout the town
centre but there are particular clusters where vacancy is
especially high around:
Portland Street and Foregate at the north end of the
town centre the bottom of King Street/Titchfield Street that is part
of the one-way system
In the case of Portland Street and Foregate, the vacancy rate
is surprising given that these streets are the main routes
into the town centre from two of the most popular car parks
but there is anecdotal evidence from shopkeepers that
these areas are not popular shopping streets because of the
presence of anti-social behaviour associated with drug users
as was reported earlier in this document.
In the case of King Street/Titchfield Street, the problem is
easier to define. The pedestrianised section of King Street
to the north of the vacancy cluster and that part of Titchfield
Street to the south of the cluster are reasonable successful
for retail. The vacancy cluster itself is along part of the
one-way system where pedestrian routes are defined and
enclosed by guard rails which create a hostile environment.
Summary
Town centre dynamics and integration:
This brief analysis of the physical characteristics of the town
centre has highlighted many positive facets of Kilmarnock
and its town centre especially the qualities of the towns
residential neighbourhoods, the parks and greenspaces, the
merits of the town centres built environment and the public
sectors investment in high quality public realm over the past
20 years.
The principal factor preventing these assets from integrating
into a more complete place is the traffic system, its
infrastructure and the poor environment which it creates for
visitors, businesses, car users and pedestrians. The traffic
system includes the car parks which have a negative impact
on first impressions of the town and its visual qualities. The
same can be said about the signage associated with the road
vacancy clusters in and around t e town centre
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system. This traffic system was designed for a time when the
town centre was a much more popular and busy place than
it is today and the time may be right to consider a complete
change of philosophy and approach. The opportunity exists
to change the road system to create a series of placemaking
initiatives built to the same high quality as the existing work
in the town centre but with the additional aim of creating
well used social spaces rather than just visually attractive
public realm.
In terms of opportunities for change through development
or redevelopment, the current property market difficulties
suggest that there may only be limited opportunities for new
interventions . But given a longer timescale than the horizon
of the current recession there is a clear need and expressed
desire for change. These are in the shorter term:
a comprehensive development proposal for the top of
the town including the area south of the viaduct at
Green Street, the car parks at Larchfield Road, Portland
Street and the buildings on Foregate development proposals for the Diageo site just outside
the town centre to the north west on Hill Street promoting and encouraging development proposals
and the conversion of properties facing the river along
Sandbed Street
In the medium to longer term:
development proposals for the series of at grade car
parks around the one-way system aimed at starting
to rebuild street frontages, particularly onto Sturrock
Street development proposals to repair urban fabric in the
Titchfield Street and Glencairn Street areas
These proposals will have a marked degree of synergy with
proposals for a comprehensive blue and green network across
Kilmarnock and focusing on the town centre.
2.3 ec mic c textWider Economic Drivers
The economic experience of Kilmarnock is rooted in the wider
experience of the Scottish and UK economies over the last 30
years. Scotland today is a very different place economically
to where it was in 1980. Looking over that period we have
witnessed a number of major shifts in the economy which
have impacted on Kilmarnocks competitiveness:
Massive structural economic changes. The Scotland
of 1981 was a country of coal, steel, engineering and
manufacturing . Scotland today makes its living in an
entirely different way. In 1981, almost a quarter of people
in work earned their living in manufacturing and mining
industries by 2010 the equivalent figure was just 8% 1.
Today almost 90% of all jobs in Scotland are located
within service industries.
The rise of the knowledge economy: Firms in Scotland
now increasingly compete on the basis of generating
and exploiting knowledge and ideas. This is a key driver
of the increased demand for higher level skills in the
labour market, but it also places greater emphasis on
access to research and development expertise, strong
links between Higher Education and the Business Base
and, string business networks.
Location matters for business but in different ways:
The factors that are driving business location decisions
are subtly different from what they were 30 years
ago. High quality business places and environments
remain important for major firms, as does the ability
to draw on large pools of talent and skills. Strategic
and local transport networks are also important as is
digital connectivity. And quality of life issues are also
increasingly important in the decision making of firms
and of individuals.
Personal mobility and choice have impacted on place
The last 30 years have witnessed a significant weakening
of the ties between where we work, where we shop and
where we live Increased car ownership, better transport
infrastructure and higher wages have led to higher
levels of commuting and the rise of out of town business
parks, retail parks, and leisure parks. This drift towards
edge of town and edge of city development has had
1 ONS Workforce Jobs
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major impacts on town centres, including Kilmarnock.
But choices havent been open to everyone Al the
academic evidence on commuting patterns confirm that
people with higher skills are more likely to commute for
jobs with the higher wages they achieve off-setting the
increased costs of travelling. Those in low paid jobs are
less likely to travel, and those out of work can face major
barriers in terms of travel to work.
A higher skilled workforce, but greater polarisation: As
the Scottish economy has transformed into a service
sector economy weve had to get smarter and develop
new skills. Many jobs need higher level skills and
today more than one in three people in employment in
Scotland has a degree. This has been underpinned by a
massive expansion of higher and further education.
Unemployment and the legacy of worklessness This
economic transition has left those with low level skills
further behind. People with low levels of qualifications
can typically access only low skilled, low paid work
and are four times as likely to be unemployed then
the average worker. There is also strong evidence
that worklessness is being passed from generation to
generation, especially in communities that have been
hit hard by de-industrialisation.
These trends have tended to reinforce the importance
of cities and engines of economic growth. Glasgow and
Edinburgh have seen the strongest jobs growth across
the country over the last 10 years , have seen the greatest
diversity in terms of the types of new jobs, and have
attracted around three quarters of all known inward
investment into Scotland. They have partly succeeded
as a result of this ability to draw on large pools of
skilled labour from around the city region, their better
connectivity and their world class education and research
bases. Finally, the Scottish economy is emerging from the
deepest since the recession since the end of the Second
World War. Early evidence in the local impacts of the
recession suggest that Kilmarnock has been hit hard.
Importantly the post recession period is one that is likely
to be characterised by lower levels of economic growth,
lower levels of public sector funding and less private
finance available in development markets.
W ere is t e Kilmarnock economy today?
Table 1.1: Kilmarnock: Key Economic Indicators
Kilmarnock* EastAyrs ire
Scotland
Employment Growt Total Jobs 2009 19,383 39,160 2,382.487 Jobs Growth 2003-2009
-755 -1,689 75,491
% Jobs Growth 2003-2009
-4% -4% 3%
Kilmarnock* EastAyrs ire
Scotland
Employment Growt- rounded
Total Jobs 2009 19,400 39,200 2,382.500 Jobs Growth 2003-2009
-800 -1,700 75,500
% Jobs Growth 2003-2009
-4% -4% 3%
Source: ABI & BRES
Labour MarketParticipation
Out-of-work benefitclaimants
19.3% 18.1% 14.9%
IB / ESA ClaimantRate 2010
9.4% 9.9% 8.7%
JSA Claimant Rate2011
6.4% 7.3% 4.5%
EastAyrs ire
Scotland
WorkforceQualification 2009NVQ Level 4+ 31% 38%NVQ Level 3 14% 16%NVQ Level 2 18% 14%NVQ Level 1 11% 10%Other Qualifications 8% 8%
No Qualifications 12% 9%% of working age population, Source: APS, Percentages do not add up to100 as t ose in Trade Apprentices ip are excluded
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The 5 year period ahead of the recession of 2008/09 was
one of strongest economic and employment growth in the
Scottish economy. Total employment grew in Scotland by
over 113,000 (5%) ahead of the recession. However as the
table above shows, this period of strong growth by passed
East Ayrshire and Kilmarnock. Total employment fell by 1,400
and 200 respectively in what were relatively good years in
terms of economic performance. Data on the labour market
also shows that the Kilmarnock area has been hit hard by
both the economic transition of the last 30 years and the
impact of the recession. Almost one in every five people of
working age in the town is on an out of work benefit, and
the JSA claimant rate at 6.4% is around one and a half times
the Scottish average. Just under one in 10 people in the town
is on Incapacity Benefit or on the transition to Employment
Support Allowance.
The towns current economic base is not without some
strengths, but it is markedly different from that of the
country as a whole in terms of its overall structure.
Table 1.2 Employment s are 2009
Est noof jobs
Kilmarnock Scotland
Retail 2,450 14.4% 10.0%
Public administration& defence
2,300 13.4% 6.4%
Business
administration & support services
2,000 11.9% 7.5%
Health 1,800 10.8% 16.1%
Manufacturing 1,300 7.7% 7.9%
Education 1,250 7.2% 8.2%
Accommodation & food services
970 5.7% 7.3%
Arts, entertainment,recreation & otherservices
900 5.2% 4.3%
Construction 800 4.6% 5.5%
Professional, scientific& technical
800 4.6% 6.3%
Wholesale 550 3.1% 3.1%
Transport & storage 550 3.1% 4.3%
Financial & insurance 360 2.1% 3.9%
Information & communication
- 1.0% 2.4%
Property - 1.0% 1.1%
Over represented in
KilmarnockUnder represented inKilmarnock
The biggest employing private sector industries in the
town are retail (2,450 jobs), business administration
(2,000 jobs mostly in call centres, facilities management
and office cleaning and servicing); manufacturing (1,300
jobs including Diageo) and hotels, restaurants and
bars (970 jobs). With the exception of manufacturing,
employment in these sectors is generally lower paid and
is more likely to be part-time.
The public sector accounts for a very significant
proportion of employment with the three largest
sectors accounting for almost one in three (31.4%) of
all jobs. There are 2,300 people employed in public
administration jobs, 1,800 in health and 1,250 in
education.
Kilmarnock has low numbers of jobs and a lower share of
jobs in some of the higher value and / or faster growing
sectors of the economy. This includes Professional
and Technical Industries such as Architects, Lawyers
and Civil Engineers (only 4.6% of all jobs v Scottish
average of 5.6%); Finance and Insurance (only 2.1% of
all jobs v Scottish average of 3.9%); Information and
Communication technology (only 1.0% of all jobs v
Scottish average of 2.4%)
In summary the towns current employment base is weaker
than it might be, with Kilmarnock providing less of the broad
range of employment opportunities that stakeholders might
aspire to. In terms of the Urban Development Plan therefore,
helping to improve the economic resilience of the town is an
important challenge.
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2.3 c clu i
This chapter sets out some of the issues, challenges and
opportunities facing Kilmarnock, drawn from discussions
with local people and organisations, and analysis of the built
and natural environment and economic context.
Clearly, there are a number of challenges that the town faces,
including:
anti-social behaviour, particularly in the vicinity of the
Burns Mall and the bus station, acting as a deterrent to
people shopping and visiting the town centre
break down the barrier effect of the one-way gyratory
traffic system, which is disorientating and severs
the town centre from surrounding facilities and
neighbourhoods
make the town centre more welcoming, particularly
when approached from the north
high incidence of dereliction and vacancy in certain
parts of the town centre
build a more positive relationship between the town
centre, the river and the parks, through a network of
paths and spaces
diversify the economic base of the town, to improve its
resilience
a lack of evening activities for adults and young people
in the town centre beyond pubs
a continuing need for different people and organisations
in the town public, private and voluntary sectors to
connect up and support each other
build confidence in the town and what it has to offer
In addressing these challenges, a number of particular
strengths and assets have emerged on which this Integrated
Urban Development Plan should build. These include:
a compact and convenient town centre, with most
facilities closely located shops, sports facilities,
railway station and so on
the inherent character of historic areas of the town
centre and adjoining neighbourhoods, such as John
Finnie Street and Bank Street, around the Dick Institute,
and Howard and Kay Parks
a reputation as a friendly town, with local businesses
and personal service
recent growth in population, as well as high quality
residential areas close to the town centre
good educational facilities, including higher and up to
further education
commitment amongst public, private and voluntary
sectors to see the town rise again
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3 - vi i d t t
The previous chapter summarised the contemporary
contextual material drawn from a combination of the people
of Kilmarnock and the study team. Working from these
issues, challenges and opportunities we developed a vision
for Kilmarnock to set the direction for change. This was
To make Kilmarnock a more resilient town, turning itself around
over a period of 10 to 15 years through a range of transformative
actions, both small and large, across the spectrum of people,
place and economic activity. The aim is to make Kilmarnock one
of the most vibrant and productive towns in Scotland, positively
attracting people, investment and jobs, and where people will be
proud to live.
Kilmarnock needs to get fit to play a bigger socio-economic
role in the regional and national economy, which in the
current climate of uncertainty must be done initially by
focussing on a wide range of affordable improvements. The
key is to shift how the town is perceived both by locals and
by outsiders.
Six principles are advocated to guide and underpin the vision
and the various proposals:
1. Build up community & economic capacity reinforcingKilmarnocks role as a community hub and county-wide
service centre
2. Improve positive place attributes focused aroundmaking safer and more attractive public spaces that
enhance its identity positively
3. A familyfriendly feel to t e place enlivening thetown centre with activities, events and visitors from
near and far, for all ages, during the day and in the
evening
4. Greener, more localist culture exploiting parks,green links and reinforcing walking connections across
neighbourhoods
5. Renewed focus on learning and enterprise supporting primary, secondary, further and higher
view sout west along Bank Street - one of t e towns assets
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education as well as other forms of learning for all ages,
and offering more proactive support for existing and
small-scale private and social enterprise
6. Confident and proud with a positive attitude tosupport local providers, services and attractions
In terms of physical and spatial change, the kind of place
that this vision and principles seek to generate is a compact
town with a condensed core. New development should be
concentrated primarily within the existing built-up area in
the next 5 to 10 years.
The vision and principles will not be achieved exclusively
through this Integrated Urban Development Plan. This needs
to be carefully linked with other initiatives that Make it
Kilmarnock are undertaking in parallel with this plan, such
as a branding and marketing strategy, which are also of
fundamental importance in delivering the vision.
t te ic pp c
The strategy for Kilmarnocks IUDP comprises a series of elements that seek to help re-balance and turn the townaround. These comprise
an economic strategy component, that seeks to help
re-position Kilmarnock in the medium term, a spatial strategy dimension, about how the shape
emphasis should change to meet future needs, and to
shape future investment a movement and place strategy thread, around an
alternative to the ring road/gyratory constraint on
the towns identity and functioning
Key elements informing the strategic approach are:
1 There should be a progressive series of inter-related
actions, building on recent investment, for instance
in the Bank Street area, and as proposed at the Diageo
site.
2 The place need to be physically (and visually)
transformed if it is to reposition itself whether for
business, and for residents, or for visitors.
3 The improvements should be tailored to the unique
nature of Kilmarnock, rather than inappropriate or
place-less clone town solutions or direct replicas of
out-of-town centres.
4 Addressing movement, from arrival and orientation,
to quality and legibility of routes, is important for a
range of users, including visitors, shoppers, the old
and the young.
5 There should be a mix of implementation measures,
combining smaller easier steps with larger more
transformational projects to be implemented in
phases over time
6 Crucially there needs to be a clear focus on addressing
the needs in and around the town centre, including a
consolidation and densification around the core, to
build investment, scale, intensity and use. This means
reducing all the external edge of town investment in
retail and residential investment that is not already
committed.
7 A local-firs t approach should be used to build strength
from within, drawing support for and from, local
employment base, local shops and services, and public
agencies. This needs to be complemented by a more
outward looking inward investment and strategic
customer approach.
8 A wider city-region perspective is also needed to
optimise opportunities from Kilmarnocks growing
relationship with Glasgow and the surrounding area,
in terms of transport, services, residential catchment
9 each physical intervention should support community
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and economic objectives, while economic initiatives
should enhance, rather than detract from the quality
of the town. Urban design and placemaking need to be
at the heart of the philosophy of place transformation.
There are three inter-related strategy elements as follows:
1 p ti l t te
The direction of the spatial strategy has been developed from
the analysis of the town centre in the context of the rest of
Kilmarnock. There is a need for the strategy to bring about:
physical integration of the centre with other parts of the
town clearer relations between residential areas and the town
centre a broadening of the role of the town centre so that is
predicated not only on retail but also on a much broader
collection of activities which include administration,
leisure, residential, employment , social enterprise and
community and cultural uses a series of placemaking initiatives which emphasis
the themes above but which also treat streets as social
spaces rather than purely visual compositions the enabling and promotion of development
opportunities in the short, medium and longer term
which help to rebuild the town centres relationship
with the rest of the town the creation of a blue and green network which can tie
the together and act as a catalyst for new development
in the town centre
2 m veme t d pl ce t te
The movement and place strategy seeks to ameliorate the
negative aspects of the one-way system which dominates
the town centre. A consistent set of placemaking principles
could transform the whole inner ring-road from an
impenetrable highway boundary, to one where the qualities
of the historic centre merge seamlessly with the area outside
the ring road.
A phased approach starting with tackling the one-way
restriction on John Finnie Street would help prepare the
ground for wider changes in the longer term. The re-design
of the system would be based on a series of simple measures
which would include:
re-instating the two-way traffic flows, taking precedent
from recent award-winning market town enhancements
such as Ashford in Kent and like Ashford, the key measure
would involve untangling the one-way system, and
returning the key circulating streets to two-way, low-
speed flow creating a legible, simplified streetscape, unifying the
character of the public realm, and giving a stronger
focus and sense of place creating a low-speed traffic environment, enabling a
sequence of major and minor place-making schemes
to provide clear and legible links to Kilmarnocks retail
centre
3 ec mic t te
The approach to addressing the economic dimension of
the strategy is of a series of progressive measures aimed at
turning the place around for investors, employers and also
visitors. No one project addresses all the issues. Rather a
progressive sequence, as illustrated in this diagram, linked
to the spatial and transport improvements, is what is
proposed.
Kilmarnock is not fundamentally broken , yet the re-view of the economic and social drivers make it clear
that it has been losing ground economically for the last
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20 or so years. Turning it round is similarly going to be
a longer term process. But the town has the ability, the
desire and the commitment to influence its own eco-
nomic future
We need to develop a progressive, multi-prongedapproac to improving t e towns competitiveness -there are no silver bullets in terms of turning round the
towns economy. Competition for inward investment
is tough and the experience of other places in Scotland
show there are risks in short term fixes. We propose a
range of approaches, shifting the balance of effort and
priority weightings over time.
T e starting point is to build on existing economicassets and businesses, as t ey are already ere .Diageo may be going but there are lots of businesses
who remain and who are passionate about the town. A
key focus should be on helping existing businesses to
grow and develop and on encouraging small businesses
to start or relocate here. In particular the town should
look to build on existing strengths in terms of business
services and leisure, and maximise the contribution that
the College can make to supporting students to open
businesses.
T ere is a need to optimise t e benefits of anyinvestment t at is taking place . For instance, the nextfew years are likely to see significant investment in the
town in the form of the development of the new College
campus and the wider redevelopment of the former
Diageo site. The Council is also looking to consolidate its
presence and build upon its property assets in the town
centre. It will be important to use these investment as
levers that support and integrate new development
opportunities for the town, including retail, local
services, and other physical improvements.
It will be crucial to look beyond t e town, towardst e wider city region. Kilmarnock is not a closedsystem, and its connectivity to Glasgow is good,
having improved drastically over the past few years.
Capitalising on the towns proximity to Glasgow should
be a key feature of any strategy to improve economic
resilience. This could include encouraging families
and people who work in Glasgow to come and live in
Kilmarnock as well as giving Kilmarnock residents the
skills to access jobs in the city as it continues to grow.
Aspirations are important drivers, but t ey ave tobe rooted in realism. The workshops highlighted manypotential opportunities in growth industries including
tourism, renewable energy, and financial services.
These are important and achievable aspirations in
due course. The strategy needs to recognise in a wider
Scottish context, within which Kilmarnock is not
the only place thinking about these opportunities.
Furthermore the town does not have a recent track
record of success in attracting high growth industries.
It will take time to build up knowledge of these sectors
and put in place the conditions that might attract more
businesses in these sectors to the town. There may be
merit in focusing on one or two of these sectors at the
outset, rather than several.
T e importance of place making and attractiveness. Successful places over the longer term are those which
are appealing to residents, investors, visitors. Kilmar-
nock has many excellent characteristics, but much has
been identified that could improve the place offer. From
an economic development point of view, the place mak-
ing interventions suggested elsewhere in the Urban De-
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town centre strategy and proposals
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velopment Plan are not add-ons to the economic ambi-
tions of the town nor are they instead-ofs. Rather they
are a central and integral part of the approach to build-
ing the attractiveness of Kilmarnock to locals, investors
and visitors.
It is the interlinkage of these three strategic strands that
gives the Plan its strength and coherence.
The next section contains the proposals for achieving this
overall vision: the range of improvements, from the small and
affordable to a limited number of bigger ticket items, which
will deliver the transformational change that is required for
the town to get fitter for its future purpose.
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4 - pl p p
The proposals are designed to deliver the vision and
principles outlined in the previous chapter, and to respond
to the issues, challenges and opportunities which emerged
during consultation. These proposed improvements are,
therefore, a direct response to the issues and aspirations of
the wide range of people of Kilmarnock who contributed to
this study.
The proposals are grouped into three scale categories,
each of which contains a mix of physical/spatial proposals
and supporting economic or social actions. There are big
interventions of a transformational nature, important assets
to safeguard and exploit, and joining up projects and actions.
1. BIG INTERVENTIONS
2. SAFEGUARDING ThE ASSETS
3. JOINING IT TOGEThER
Delivery and implementation proposals have also been
incorporated into these three groups, rather than the
conventional approach of seeing them as separate. This is
because the proposals for delivering the Integrated Urban
Development Plan are, in reality, integral to its success.
C te 1 P ect : t e bi i te ve ti
Category 1 contains the following proposals:
1.1 A shift in planning policy to broaden central area uses
1.2 A series of one-way system interventions to change the
culture of the town as a user-friendly destination
1.3 Top of the Town - a revised road system and the release of
sites for new development
1.4 The Diageo site
1.5 Making the most of the College Campus development
1.6 Developing role for the Make it Kilmarnock Strategic
Advisory Board
1.7 Behavioural issues in/around bus station and Burns Mall
1.8 Develop a clear economic strategy for Kilmarnock
t e railway viaduct at t e top of t e town - a popular landmark
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1.1 A s ift in planning policy to broaden central area uses to include:
specialist retail and local services
cafes, pubs, restaurants
professional + administrative suites
health + community, therapies + beauty
creative, cultural, engineering, brewing
Kilmarnock College activities + spin-offs
affordable premises for start-ups + downsizing private +
social enterprises
drama, music, entertainment, comedy, nightclubs
pioneer some low cost, destinational activity
A vibrant mix of uses will not only add to the variety,
vitality and a utility beyond core working hours, but will
also broaden the scope for occupiers to express interest
in properties, whether currently vacant or as potential
developments
1.2 A series of one-way system interventions John
Finnie St, Palace Theatre and the gateway to town centre
north of the viaduct - to change the culture of the town as a
user-friendly destination.
A phased approach starting with tackling the one-way
restriction on John Finnie Street would help prepare the
ground for wider changes in the longer term. The re-design
of John Finnie Street could be based on a series of simple
measures that could then be applied elsewhere. These would
include:
Re-instating the two-way traffic flows, taking precedent
from recent award-winning market town enhancements
such as Ashford in Kent. Like Ashford, the key measure
would involve untangling the one-way system, and
returning the key circulating streets to two-way, low-
speed flow. This would allow for street enhancements to
focus on this key retail street first. Creating a legible, simplified streetscape, unifying the
character of the public realm, and giving a stronger
focus and sense of place. Creating a low-speed traffic environment, enabling a
sequence of major and minor place-making schemes
to provide clear and legible links to Kilmarnocks retail
centre.
These would also enable the creation of:
Station Square involving the creation of a coherent
space to provide a welcoming and lively entry point to
the town. The new square would help establish the link
between the Station, John Finnie Street and the Town
Centre. Sheriff Court Corner at the intersection of John Finnie
Street with St Marnock Street marks an important
change of scale on the southern entry to Kilmarnock.
The introduction of the two-way system will require
the removal of redundant traffic signals, markings and
traffic islands, allowing a simple place to be created.
mixed use property on Jo n Finnie Street
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Links to the Town Centre with all the intersections of
John Finnie Street treated as critical focal points. These
crossroads are vital in reconnecting to the historic
assets of Bank Street and the Town Centre.
In addition to the above major spaces, we would recommend
a programme to improve the character and function of
smaller intersections, particularly those serving a role as
entry points into the town centre. These would include:
Jo n Finnie Street - existing
Jo n Finnie Street - proposed
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The intersection of the A735 (Titchfield Street) with King
Street which serves as an important pedestrian link to
the retail centre of the town. The removal of pedestrian
barriers and the extension of the treatment of the
pedestrianised area across the junction will dramatically
improve the pedestrian environment, retaining the
required traffic capacity. Howard Park Place - the simplification of the traffic
layout provides an opportunity to end the axis of
John Finnie Street with the gate of the park. This
arrangement will also create a simple entry space for
traffic coming from south.
Design principles
All changes to road design and shared surfaces will be
undertaken with input from disabled and public transport
groups, and will build on best practice elsewhere.
Our recommendations for John Finnie Street build on a
combination of simple measures aimed at creating a legible,
low-speed traffic environment that responds to the existing
context and morphology of the street, and could be extended
to the rest of the one-way loop around the centre, once
converted to two-way.
A design speed (as distinct from a formal speed limit) of
around 18 mph would provide the starting point, informing
the dimensions, geometry, choice of materials and detailing
of the streetscape.
As a general principle, we would seek to establish a
carriageway width of 6 metres. This allows for two-way flows
of buses and other large vehicles. We would recommend
that the visual width (the drivers perception of carriageway
widths) should be further reduced through a kerb detail that
extends the footway material into the carriageway.
The extension to John Finnie Street of the Restricted Parking
Zone already established in Bank Street would clarify
use of precious on-street space. Any on-street short-term
parking or loading bays would be defined in a distinctive
material from that of the carriageway to maintain consistent
visual widths. No yellow lines or further signs would be
required within the streets, avoiding the standard highway
characteristics common to many UK public spaces.
We would also recommend the removal of all centre lines and
Jo n Finnie Street - proposals
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stop lines. These are unnecessary in low-speed streets, and
their absence helps create such shared space environments.
Similarly, the use of highway signs, signals and barriers
should be kept to an absolute minimum.
The slow speed environment would also allow more informal
pedestrian crossings. Courtesy crossings could be located
at regular intervals along the street, giving the opportunityhope Park entrance to town centre - proposed
hope Park entrance to town centre - existing
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of interrupting the long row of parked vehicles and
introducing trees and street furniture (i.e. cycle stands).
The contrast between the characteristics of surrounding
highways and the distinctive streetscapes of John Finnie
Street would be maximised through choice of materials
and the use of lighting. Street lighting is mostly mounted
on buildings, and it could be further integrated with theKing Street/Titc field Street - proposed
King Street/Titc field Street - existing
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architecture to add animation to the buildings and shop
fronts.
The selection of paving materials will be determined by
budget, but a simple, robust streetscape vocabulary can
be created through careful selection of asphalts, applied
finishes and the selection of an appropriate local brick or
setts to define the transitions around the key spaces.St Marnock Street/Jo n Finnie Street - proposed
St Marnock Street/Jo n Finnie Street - existing
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Simplify the arrangements for the key intersections, with
the use of compact low-speed high-capacity junctions would
enhance the public realm, reducing the barrier effect of a
busy highway space. High capacity signal junctions could
be replaced by roundabouts with reduced approach widths
and tight turning radii, to encourage low vehicular speeds
and retain high urban design standards (as successfully
implemented in Mainland Europe).
Jo n Finnie Street
The two-lane one-way road system, where pedestrians rely
on signal-controlled crossings to negotiate the fast moving
traffic, generates excessive street clutter that erodes the
urban quality of John Finnie Street. The fine Victorian
buildings disappear from view, and key connections are lost.
We would recommend simplifying the street layout
reintroducing a two-way traffic movement. The carriageway
would be narrowed to 6 metres. Parking could be retained
and interspersed by a few carefully located trees that could
help reinforce the sense of place. Courtesy crossings would
be located at regular intervals to enhance the numerous
pedestrian desire lines.
Station Square
The regeneration of the space surrounding the station
underpins the re-design of John Finnie Street. At present the
visitor arriving by train is welcomed by a bleak, incoherent
space lacking definition and dominated by signals. The
quality of the shops and business suffer from the lack of
opportunities for pedestrians to spend time in this area.
Our initial recommendation would include a carefully
designed roundabout that would create an appropriate
forecourt to the station. A paving language of contrasting
materials / textures / tones would define the carriageway
and footway areas.
S eriff Court Corner
At present the signal-controlled junction of John Finnie
Street, Portland Road, Dundonald Road and St Marnock
Street presents a forbidding barrier to the town centre, and
a poor arrival point into John Finnie Street, dominated by
barriers, signals and all the street signs associated with the
one-way system.
A simple informal junction would cope with likely traffic
volumes and reduce the build-up of stationary queues along
St Marnock Street. We would recommend a careful detailing
of the transition of materials. The selection and inclusion of
characteristic street lighting would help define the identity
of the new space and establish a key transition point into
John Finnie Street.
howard Park Place
The entrance to Howard Park is aligned with John Finnie
Street and provides the opportunity to define the edge this
axis at this side of town.
Our sketch design recommendations build on the principles
of place-making to create a simple, legible relationship
between the park and the street. The design would make
use of surface treatments to create a clear forecourt to the
park, with some distinctive lighting and planting to be
incorporated into the newly paved area. It allows for the full
frontage of the park to become the entry point to the town
centre, emphasising the transition from the A759 to the
slow-speed context of the town centre, where the use of any
centre line or other road markings should be avoided.
1.3 Top of t e Town proposals
Proposals for the top of the town would seek to change the
current perception of this area as a series of car parks into
an elegant urban space with a revised road system and
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the release of sites for new development. The proposals
are based on the assumption that the one-way system
will evolve into a two-way system so for those arriving
in Kilmarnock from the north, this area would be their
first experience of the town centre and Portland Street /
Wellington Street would be the new point of entry.
The core idea of the top of the town proposal is to create
a new urban space surrounded on three sides by new
development which would help to animate the space. The
development proposals for the area are reasonably modest
given current market conditions but it is considered likely
that the area would be able to sustain:
a budget hotel a cafe/restaurant potentially associated with the bus
station start-up office accommodation affordable and/or sheltered housing accommodation
The current car park at Portland Street/Green Street would
remain in use as a car park but would take on the character
of an urban square with a programme of events including
farmers markets and other attractions.
Two options have been developed for this proposal including
the possibility of redeveloping the Clydesdale Bank Building.
1.4 Proposals for Diageo site wit /wit out College
At the time of writing, the proposed relocation of Kilmarnock
College to the Diageo site was well advanced. This proposal
has therefore been included as the lead proposal in this
report, although alternative proposals for the Diageo site
without the College were also considered.
Relocation of the College would only utilise a portion of the
Diageo site towards the south. For the remainder of the
site, it is important to make sure uses in their site have an
ensure that the urban structure that connects out to the
north west, and also provides uses that are complement
rather than compete directly with town centre, as shown
on accompanying plan which depicts current proposals.
Importantly, the College should not become too self-
contained, but is seen to have a physical presence that
links well to the town centre in terms of physical presence,
activities, connections and movement of people.
development proposal A for t e top of t e town development proposal B for t e top of t e town
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1.5 Making t e most of t e College CampusDevelopment The College Campus is a potentiallyimportant lever in supporting and integrating new
development into the north of the town. It is likely to be
one of the single biggest physical investments in the town
over the next few years. Explicit consideration should be
given to developing mechanisms that directly connect local
companies and local people - with the benefits expected
from new development is not just about engaging local firms
and workers in the construction process (though this can
be important) but about conn local businesses into supply
chains, and local people with jobs that might emerge in
Indicative Mixed Use Masterplan Options
D i a g e o
M a s
t e r p
l a n
H i l l S t r e e
t K i l m a r n o c
k
Indicative Option 1
Hotel
Residential
Care Home
Indicative Option 2
Residential
Care HomeBusiness
Further Education CollegeBusiness
Further Education College
the once developments are operational. The employment
brokerage model that was operated at Silverburn by Glasgow
South West Regeneration Agency is a good example.
1.6 T e present Make it Kilmarnock Board will have akey role in supporting the expansion of the town centre and
wider town. This is important to continue momentum from
current position and aspiration for improvement.
Continuing to build Kilmarnocks civic and institutional
capacity is key. The closure of Diageo has been a major
indicative proposals for t e Diageo site by James Barr and BDP
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spur to exploring the wider economic forces, and trends
that have impacted on the town and have resulted
in this study. However it will be important to follow
through on this over the next 10 years. There will be
a better chance of improving the towns economic
fortunes if we capitalise on the interest that has been
shown by local people, business leaders and politicians
throughout this study. This group should act as a
steering group for the strategy and play a key role
structuring proposals for t e Diageo site
in developing the branding strategy for Kilmarnock,
and representing the towns interests to the Scottish
Government and other national interests. (point 4)
1.7 Focus on be avioural issues in/around bus station+ Burns Mal l including methadone dispensing. This iscritically important to secure the actual and perceived
transformation required if the town centre is to be a safe
and convivial place for users of all ages both in terms
of perception and reality. Local residents, from children
through to adults, are deterred from coming into the
town centre because of the atmosphere created by the
concentration of drug users who spend time around the bus
station and Burns Mall. Businesses believe that same issue is
having a negative impact on their trade.
The ultimate solution clearly involves reducing the demand
for methadone dispensing, a goal to which the Alcohol and
Drugs Partnership are working towards. In the meantime,
the existing efforts of community planning partners
(including the police, health authority and local authority)
to manage the methadone dispensing regime and related
behavioural issues should be prioritised.
1.8 Developing a clear economic strategy for Kilmarnock The report has highlighted the major changesthat have taken place in the national and local economy, and
the increased competition between places for investment
and jobs. We believe there is a strong case for developing a
clear economic strategy for East Ayrshire and in particular
Kilmarnock as its main town. A key aim of this strategy
would be to identify the potential growth sectors of the
future and what the town needs to do to secure them in
terms of skills, property and business support interventions.
It will be an essential bedrock for the development of
the branding and visioning strategy and would include
dimensions such as nurturing the core entrepreneurial,
customer-oriented spirit towards private/social enterprise
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partners with the aim of working in collaboration. it is
envisaged that the strategy would be integrated within the
Councils existing Community Plan
CaTEgory 2 ProjECTs: saFEgUarDIng ThEassETs
2.1 blue-green network
This proposal seeks to integrate the Kilmarnock Water,
residential neighbourhoods surrounding the town centre,
Howard Park and Kay Park as well as the Core Path network
and other footpath systems with the town centre. The
proposal is based on the idea that the Kilmarnock Water is
a considerably underused resource and one of the hidden
gems of Kilmarnock. The river could become an important
new focal point in the town centre and its improvement and
promotion could act as a catalyst for new development and
building conversions along Sandbed Street and to the rear of
Bank Street.
At the same time, a blue-green network of improved linkages
across the town could complement the major works involved
in converting the one-way system gyratory into a two-way
system. In this way, pedestrian networks could be linked
to new placemaking initiatives and proposals associated
with shared surfaces and pedestrian priority environments.
In turn, these placemaking initiatives could link to new
development proposals or building conversions i