Future Council housing developments

Local housing demand

The Balhousie Primary School housing development is being designed to meet local demand.

The Perth and Kinross Strategic Housing Investment Plan 2025/26 to 2029/30 (PDF, 696 KB) proposes to deliver approximately 1,152 affordable homes over the next five years (an average of 230 homes per year). Local housing demand confirms that there are over 873 applicants currently on the waiting list for social housing, requiring house sizes of:

• 1 bed units - 533 applicants
• 2 bed units - 299 applicants
• 3 bed units - 41 applicants

Timeline

• 2019 - Lifelong Learning Committee decides to build new school at site of North Muirton Primary School creating a new merged school combining North Muirton Primary School and Balhousie Primary School (Riverside Primary School)
• 5 June 2019 - decision taken to declare Balhousie Primary School surplus, once school is relocated to a new building
• 2020-2023 - Riverside Primary School designed, tendered and constructed at site of previous North Muirton Primary School
• March-April 2023 - online survey to consider future use of Balhousie Primary School carried out, 206 responses received.
• 12 June 2023 - Balhousie Primary School closes and building becomes surplus
• 28 June 2023 - following a detailed options appraisal the Council's New Build Board opted for a Council-led social rented housing development
• November 2023 - Balhousie School housing development formally added to the Perth and Kinross 5-year Strategic Housing Investment Plan
• January 2024 - procurement process started to appoint a design team to take forward the proposals
• April 2024 - Hubco East Central Scotland appointed to take forward the design and later construction of the project
• August 2024 - Architects and other design consultants appointed to carry out the design. Design process commences
• 5 February 2025 - Housing mix and typologies finalised with Design Team
• 6 February 2025 - first public information and consultation event held on outline designs being considered
• 6 March 2025 - second public information and consultation event held to provide information on preferred design layouts

Proposed future timeline

These dates are based on the current proposed project programme and may vary as the project progresses:

• April 2025 - planning application to be submitted and building warrant application process started
• June/July 2025 - planning application decision expected
• October 2025 - construction phase mobilisation
• November 2025 - building warrant stages complete
• November 2025 - construction work commences
• September 2027 - construction complete

Proposed site plans

A copy of the proposed site plans and potential floor plans and site elevations were displayed on information boards at the public information and consultation event held in early 2025. The PDF version of the boards (PDF, 7 MB) show the content from five boards which include the timeline set out on this page, photographs of the current site and a map showing the site's proximity to key amenities including food and beverage, medical, schools, transport, health and fitness, arts and entertainment, supermarket and food stores - all of which are available within a maximum of 25 minutes walking distance of the site.

The plans also show a schedule of accommodation for 20 one-bedroom flats and four two-bedroom flats within the former school building itself, plus 20 two-bed cottage flats within the grounds of the site (over five buildings) and the former janitor's house on site turned into a three bedroom house. Overall this provides 45 units with parking allocations for 46 spaces, secure cycle parking and bin storage. Following feedback from the initial public consultation event in February, consideration is also being given to a two way road access system to the site.

Frequently asked questions

When and why was it decided to close and declare the school as surplus?

A decision was taken in October 2018 by the Lifelong Learning Committee following an options appraisal process and formal consultation process to close Balhousie School and merge it with North Muirton Primary School as soon as a new school could be built. Part of the report conclusions was that "Significant benefits could be provided to pupils from the Balhousie Primary School catchment area through access to a modern, purpose-built, fully accessible and well-designed learning environment". 

When was the school building declared surplus?

On 5 June 2019, the school was formally declared to be surplus and would be closed when the school transferred to the new school building.

Why did it take another four years to close the school?

During 2020 to 2024 the new school building was designed, tendered, and constructed. Balhousie School was closed in June 2023 after the pupils transferred to the new school campus.

Why was the decision taken to convert the school to housing?

During March and April 2023, a survey was undertaken to consider the future use of Balhousie School. The survey was carried out on line and was promoted to residents, parents and local community groups.

206 responses were received making the following suggestions:

• 46% housing (affordable 30% and private 16%) 
• 32% community use 
• 11% combination of above 
• 10% other 

On 28 June 2023, following a detailed options appraisal the Council's New Build Housing Board opted for a Council-led Social Rented Housing Development. The project was then approved to be included in the Council's Strategic Housing Investment Plan at the Housing and Social Wellbeing Committee on 29 November 2023.

When and why was it decided to focus on social housing rather than selling the site for private development?

In June 2023 an options appraisal was carried out that looked at options including sale of the land, providing Mid-Market rent housing and an option for council rented housing. The options appraisal highlighted that the council led social rent option was the popular choice within the recent survey, that it met council priorities including the decision to delivery 210 new affordable houses annually, and it would help ensure the listed building is retained and enhanced. The Councils' New Building Housing board selected this option for the site. 

What is the overall project proposal?

The project is planned to deliver 45 new homes. These will include 24 x 1 Bedroom, 2 Person converted flats in the existing school building. They will be standard flats as the restrictions in the existing building prevent us providing level access to the ground floor flats and achieving the higher space standards needed for wheelchair or other specialist housing. 

The former janitor's house will be converted back into a 3-Bedroom, 5- or 6-person house and within the school grounds 20 additional 2-Bedroom, 4-person new build cottage flats will be built with four new blocks being constructed to provide 20 new build homes. The ground floor flats will be designed to suit people with minor disabilities, but not to full wheelchair standard and the upper flats will be standard flats.

Will the new development have sufficient parking provided?

In total the project will deliver 45 new car parking spaces, 43 within the grounds of the project and 3 new on street parking spaces that will be brought into use by removing the current parking restrictions at the entrance to the school. 

As this is a city centre development, is being designed using the principles of a 20-minute neighbourhood and based on experienced and past statistics, 45 spaces for a development of this type is appropriate.  

How and when will the project be taken forward? 

The detailed design has been completed, and we expect to submit a planning application before the end of March. 

The planning process will take at least 8 weeks and will consider the proposal in detail covering issues such as the overall look, impact on the listed building, road layouts and parking, surface water and waste water systems and the impact on the existing infrastructure etc. The planning process also considers any objections. Members of the public will have the opportunity to view the plans and make any representations in response to the proposal plans via the planning process, further information on this can be found at here.

A decision should be received in June/July. The project will also go through a process to obtain a building warrant which will start during the planning phase and will extend to around November.

When is construction due to start and how long will it take?

We expect construction to start around November 2025. The construction is expected to take 22 months, the project will take time especially the work in and around the listed building, as this must be carried out very carefully to ensure features that are being retained are properly protected and to record any features that will be retained but will be covered up by the conversion work.

What actions will be taken to minimise disruption during the construction phase?

As part of any planning approval conditions will be set that limit working hours and impose restrictions on working practices that the planning department feel are warranted taking into account the site location. 

In addition, the contractor will produce a project plan that will highlight how they intend to minimise disruption. This will include measures to reduce sound and dust, arrangements for deliveries and other heavy construction traffic movements and site protection and protection of neighbouring buildings and passers-by. This Plan will be reviewed by PKC and our health safety and other consultants to ensure we are happy that the work will be carried out in a safe and considerate way. 

How will the new homes be let by the Council?

The properties will be allocated to people who have applied to the Common Housing Register. The allocation of new-build properties usually takes place around 2 months before the expected completion date. The properties will be allocated in line with the Common Allocations Policy which has recently been reviewed with the revised Policy taking effect from April 2025. It is not anticipated that there will be any further revisions to the Policy prior to the completion of these properties. Visit the Common Housing Register/Policy pages of this website for more information. 

What are the different types of social housing?

Information on the difference types of affordable housing can be found on the types of affordable housing pages of this website.

Local housing demand

The Beechgrove housing development is being designed to for affordable housing aimed at people aged 50-plus. It is intended to deliver 41 new homes on the site, all of one or two-bedrooms.

The Perth and Kinross Strategic Housing Investment Plan 2025/26 to 2029/30 (PDF, 696 KB) proposes to deliver approximately 1,152 affordable homes over the next five years (an average of 230 homes per year). Local housing demand confirms that there are applicants currently on the waiting list for social housing, requiring house sizes of:

• 1 bed units - 533 applicants
• 2 bed units - 299 applicants
• 3 bed units - 41 applicants

Local Lettings Plan for Beechgrove development

To provide clarity, now and into the future, about who the homes at Beechgrove are intended for, we have published a draft Local Lettings Plan (LLP) (PDF, 154 KB) specifically for this development. The LLP outlines the criteria for allocating the homes, with priority given to tenants aged 50 and over who have a medical or support need that would benefit from the accessibility features of the properties. 

Given the very high number of older tenants in Perth and Kinross who would meet the LLP criteria, it is expected that the homes will be allocated entirely within this groups, ensuring they go to those who will benefit the most. 

As well as priority being given to over-50s, the LLP includes additional criteria about what kind of applicants would be considered for the new housing. For example, applicants would not be considered for a vacancy if they have any kind of history of anti-social behaviour. 

Once implemented, the LLP for the Beechgrove site will remain in place indefinitely.

Tell us your views

To provide feedback on the proposals for the Beechgrove site, visit our consultation hub.

Public information event

Following the closure of the consultation on 16 June, we will hold a final public information session on Monday 23 June in the Assembly Hall at Perth High School,  6pm to 8pm, to respond to the questions we've received, and to outline the actions we've taken based on the community feedback. Everyone from the local community is welcome to come along. Letters have been sent to households in the vicinity of the site to invite them to the event.

Timeline

• March 2018 - decision made to close Beechgrove Care Home due to reduced demand and a move to supporting people to live in their own homes
• April 2019 - Toy Library housed in a standalone building within the site moved out
• 2019 - options appraisal carried out on possible uses for the site
• August 2019 - the last residents moved out of the care home
• February 2020 - Councillors direct officers to carry out a detailed options proposal for the current buildings and site to explore viability for future health and social care and mixed tenure housing
• 2020-2024 - Building used by NHS Tayside for pandemic related services, then as base for community care and treatment services
• November 2023 - Beechgrove House feasibility plan approved by Housing and Social Wellbeing Committee to develop the entire site for a mixed tenure affordable housing development to meet the specific needs of older people
• April 2024 - Procurement process started to appoint a design team to take forward the demolition and design of the new housing
• July 2024 - Design team appointed and outline design process started
• November 2024 - Initial public information event held to share first draft proposals
• February 2025 - Tender process started for demolition contractor
• May 2025 - Public information event held to share draft project proposals prior to these being developed ready for a planning submission.
• May 2025: A public consultation is available online until 30 May for people who could not attend the drop-in event to submit their views. 
• May 2025: A draft Local Lettings Plan (LLP) (PDF, 154 KB) was published for the development 
• Monday 23 June 2025: A final public information event will be held on Monday 23 June in the Assembly Hall at Perth High School, 6pm to 8pm.

Proposed future timeline

These dates are based on the current proposed project programme and may vary as the project progresses:

• August 2025 - Target date for submitting planning application
• September 2025 - Building warrant application process starts
• September 2025 - Demolition work starts
• October 2025 - Planning application decision
• November 2025 - Demolition completed
• November 2025 - Tender process started for appointment of a contractor to build new housing
• December 2025 - Building warrant stages completed
• January 2026 - Contractor appointed
• February 2026 - Construction phase mobilisation
• March 2026 - Construction work commences
• September 2027 - Construction work completed

Updated site plans

Following the previous community information event in November 2024 we tested many different site strategies and unit layouts before coming to the current proposed masterplan. This was to address the feedback we received during the first event, which led us to focusing on reducing the impact of the development on the immediate surroundings and a shift to prioritising older people in the new homes. The site proposal boards (PDF, 2 MB) shared at the public information event on 15 May 2025 show sketch diagrams highlighting these key design alterations, along with an aerial sketch to show the general massing approach. Imagery included on the boards help to provide insights into how certain external spaces could look and feel. Please note that the timeline on the digital boards has been updated slightly from that shown at the events to correct one date and add an additional decisions stage to the printed version.

The plans also show a schedule of accommodation for 9 one and two-bedroom bungalows and 32 one and two-bedroom ground and first floor cottage flats. Overall this provides 41 units, including 5 wheelchair units, with parking allocations for 65 spaces.

Frequently asked questions

When did the former Beechgrove care home close?

In March 2018 the decision was made to close the Residential Care Home. Perth and Kinross Social Care Partnership said that the closure was due to reducing demand and a move to supporting more people to live independently in their own homes, as people prefer to be supported to stay in their own homes longer. The last residents moved out in August 2019.

Is there a legal 'covenant' on the land that states it should only be used for a care home?

The original title deeds included a use restriction, which refers to the land being used to "maintain in all time coming an Old People's Home".  However, following the closure of Beechgrove for the reasons stated above this restriction was legally waived by the Scottish Government on 5 December 2020 after an application by Perth and Kinross Council. The waiver states that the land can be used for residential and social housing.

When did the Toy Library close?

The Toy Library moved out of the building in the grounds of Beechgrove House in April 2019. The charity was quoted as saying that their closure was mainly due to a large decrease in the number of users brought about in part by reduced cost of toys and a move towards high tech toys and games.

When was it decided to demolish the buildings and develop the site for affordable housing?

During 2019 an options appraisal was carried out to look at possible uses for the site. This was concluded in August 2019 when the Councils Housing and Social Wellbeing Committee unanimously agreed to proceed with the option to develop the site as an affordable housing development for 41 homes aimed at older people.

What was the building used for after August 2019?

The building was used by NHS Tayside in 2020 for services related to the pandemic. Following this in 2021 it was used as the Perth base for NHS Tayside's community care and treatment service.

When was the building officially declared as surplus?

A decision was taken in 2024 by the Director of Places, People & Resources to declare Beechgrove House and the neighbouring Toy Library buildings as surplus to operational requirements.

Will the new development have sufficient parking provided?

The final scheme layout is still being designed but the intention will be to provide a minimum of 65 car park spaces, more if the layout can accommodate these. This is more than enough to accommodate residents and visitors, will reduce the need for on-street parking and support smooth traffic flow in the area.

Will there be traffic impact because of the new homes?

The development has been carefully planned to minimise traffic impact. With off-street parking and a modest number of homes, we expect only a small increase in local traffic. We continue to work with transport and planning teams to ensure safe and efficient road use.

Will there be an impact on parking for staff at the Ambulance Station?

 We're aware of parking concerns related to the nearby Ambulance Station and will raise these with NHS Tayside to explore potential solutions in partnership.

Will public transport in the area be improved?

We understand the importance of reliable public transport and appreciate the feedback regarding Service 8. This route, operated by Stagecoach East Scotland, currently runs every 30 minutes between Mill Street and Hillend, providing a regular connection to the City Centre. While recent changes by Stagecoach have resulted in the last service now ending at 8pm due to low evening usage, we continue to engage with transport providers and advocate for services that meet the needs of our communities. We encourage residents to share their feedback directly with Stagecoach, as strong community voices can help influence future service reviews.

How and when will the project be taken forward? 

The initial outline design has been completed, and the detailed design stage has started. We expect this stage to take 2 to 3 months with a planning application being submitted at the end of this period. 

The planning process will take at least 8 weeks and will consider the proposal in detail covering issues such as the overall look, impact on the surrounding environment, road layouts and parking, surface water and waste water systems and the impact on the existing infrastructure etc. The planning process also considers any objections. Members of the public will have the opportunity to view the plans and make any representations in response to the proposal plans via the planning process, further information on this can be found at here.

A decision should be received in October/November. The project will also go through a process to obtain a building warrant which will start during the planning phase and will extend to early in 2026.

Who will carry out the construction of the new housing?

During the planning phase we will undertake a tendering process to identify and appoint a contractor to take forward the project form the planning stage onwards and to construct the housing. We would hope to have a contractor in place by early 2026.

When will the demolition of the existing buildings happen?

The demolition work is due to start during August/September 2025 with the site being cleared by the end of November in preparation for the new building work starting next year.

When is construction due to start and how long will it take?

We expect construction to start in March/April 2026. The construction is expected to take around 18 to 20 months completing towards the end of 2027, the programme cannot be fully developed for this stage until after the contractor is appointed.

What actions will be taken to minimise disruption during the construction phase?

As part of any planning approval conditions will be set that limit working hours and impose restrictions on working practices that the planning department feel are warranted taking into account the site location. 

In addition, the contractor will produce a project plan that will highlight how they intend to minimise disruption. This will include measures to reduce sound and dust, arrangements for deliveries and other heavy construction traffic movements and site protection and protection of neighbouring buildings and passers-by. This Plan will be reviewed by PKC and our health safety and other consultants to ensure we are happy that the work will be carried out in a safe and considerate way. 

How will the new homes be let by the Council?

The properties will be allocated to people who have applied to the Common Housing Register and will be targeted at older residents. We have published a draft Local Lettings Plan (LLP) (PDF, 154 KB) specifically for the development. The LLP outlines the criteria for allocating the homes, with priority given to tenants aged 50 and over who have a medical or support need that would benefit from the accessibility features of the properties. 

People with a history of anti-social or criminal behaviour will not be considered for a home in the development under the terms of the LLP.

The allocation of new-build properties usually takes place around 2 months before the expected completion date. The properties will be allocated in line with the lettings plan and the Common Allocations Policy which has recently been reviewed with the revised Policy taking effect from April 2025. It is not anticipated that there will be any further revisions to the Policy prior to the completion of these properties. 

Will the Local Lettings Plan be in place permanently?

The development has been designated as amenity housing. This means that the properties are permanently allocated to individuals aged 50 and over who have an identified medical and support need. This designation ensures that the housing continues to meet the needs of this specific group.

In line with housing legislation, we are required to review our allocation policy—including any local lettings plans—every five years. This review process ensures that the policy remains relevant and continues to reflect local housing needs, but it does not automatically result in changes to the eligibility criteria in the Local Lettings Plan.

What are the different types of social housing?

Information on the difference types of affordable housing can be found on the types of affordable housing pages of this website.

Will the development affect local house prices?

There is no evidence to suggest that social housing negatively affects property values. In fact, Perth & Kinross Council invests over £9 million annually to maintain their homes to a high standard. All our properties meet the Scottish Housing Quality Standard, helping to enhance the overall quality and appeal of our communities.

Will the site be overdeveloped?

With just 41 homes planned, the development has been carefully scaled to suit the local environment. The inclusion of cottage flats and bungalows ensures a low-density layout that respects the character of the surrounding area.

There are no other flats in the area. Why are you building flats?

The proposed development has been thoughtfully designed to complement the character of the area, featuring attractive cottage flats and bungalows to blend with the existing housing profile.

Will there be a loss of trees?

While some tree removal is necessary to make way for the development, we are committed to preserving the natural character of the area. Our plans include extensive landscaping and replanting, and we will retain as many existing trees as possible. The goal is to enhance the green space and ensure the development remains in harmony with its surroundings.

Why can't the site be redeveloped as a care home?

Data from NHS Tayside and Health & Social Care partners shows there is currently sufficient care home provision in the area. Most older people now prefer to remain in their own homes, supported by tailored care packages that promote independence and wellbeing. This development helps meet that need by offering high-quality, accessible homes for people over 50. It also supports the wider community by encouraging downsizing, which frees up larger family homes for those who need them most—helping to ease local housing pressures.

If the homes are for over-50s, why do they have two bedrooms? Why not provide just one bedroom?

The development includes a mix of one and two bedroom homes, based on extensive research and feedback from older residents. Many people downsizing from family homes value the flexibility of an extra bedroom—for visiting family, overnight carers, or to accommodate medical equipment. This thoughtful design ensures the homes are not only comfortable but also adaptable to changing needs over time.

Will the development bring an improvement to local amenities?

We're committed to delivering wider community benefits through this development. As part of the Council's procurement process, all contracts include "community benefits" that can be used to support local improvements—such as enhancing parks or public spaces. We'll work with the local community to identify the best opportunities for these enhancements, at the appropriate time.

Will there be an increase in anti-social behaviour?

Community safety is a top priority for the Council.  The Local Lettings Plan for the Beechgrove development states that people with a history of anti-social behaviour will not be considered for a house.

Anti-social behaviour can unfortunately occur in any neighbourhood, and Perth & Kinross Council is proactive in addressing these concerns. We are committed to creating safe, welcoming communities and take swift, effective action whenever issues arise. Each of our developments benefits from dedicated Housing Officers who carry out regular checks and work closely with residents to maintain a positive living environment. We are proud of the strong, respectful communities our tenants help to build. Perth & Kinross Council provides quality homes for over 8,200 tenants. The vast majority of our tenants contribute positively to vibrant, mixed-tenure communities across the region. We are committed to fostering inclusive, respectful neighbourhoods where everyone can thrive.

Will the development have an impact on local services like schools and GP surgeries?

As the tenants will be older, there will not be an impact on local schools. The vast majority of the tenants will already be registered with local GPs, dentists etc before they move in.

Will the new development be well-lit at night?

We greatly value community feedback about this, and have taken proactive steps to enhance safety and visibility throughout the development. The design has been carefully updated to minimise secluded areas and ensure clear sightlines, creating a well-lit, welcoming environment that promotes a strong sense of security for all residents.

Are there bats roosting in the Beechgrove building that may prevent development?

There has been no evidence found so far suggesting that there are bats in the building. 

A bat survey was carried out in May 2025 and a preliminary report confirmed that there is no evidence of bats entering the building.

The second survey will be done week commencing 23/06/25 to confirm the absence of bats.