Future Council housing developments

In the early hours of Sunday 22 June 2025 a fire broke out in the empty former Balhousie Primary School. Following assessment by an independent structural engineer a Dangerous Buildings Notice has been issued for the building. This must be resolved before there is further consideration of the future use of the site. In the meantime the previously submitted planning application to convert the building into flats has been withdrawn. Work to begin demolition of the fire damaged building will begin w/c 11 August 2025.

A meeting for neighbouring residents to explain the approach which is being taken to the demolition was held on Thursday 10 July 2025 in the Council Buildings at 2 High Street, Perth. A follow-up meeting for neighbouring residents was then held on Thursday 7 August. Council officers also attended the meeting of North Inch and Muirton Community Council on Wednesday 30 July 2025 to provide an update for the wider community.

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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
• 18 April 2025 - planning application submitted (to view search for application number 25/00564/LBC on our online planning platform)
• April 2025 - updated asbestos survey carried out in preparation for conversion works
• 22 June 2025 - emergency services attend fire in building
• 25 June 2025 - Dangerous Buildings Notice issued
• 10 July 2025 - first resident information session on approach to demolition
• 14 July 2025 - planning application withdrawn
• 30 July 2025 - update at North Inch and Muirton Community Council
• 7 August 2025 - second resident information session on approach to demolition
• 11 August 2025 - preparatory work to start on site for demolition, works due to begin following week

Related documents

At the residents' information meetings there was interest in seeing a number of documents which were discussed, these have been added to this web page. 

• Copy of the presentation (PDF, 1 MB) shared at the residents' meeting on 10 July 2025
• Copy of the Dangerous Buildings Notice (PDF, 63 KB)
• Copy of the Asbestos Survey (PDF, 6 MB) carried out in April 2025
• Copy of the structural report (PDF, 2 MB) carried out by the independent structural engineer following the fire
• Copy of the presentation (PDF, 1 MB) shared at the residents' meeting on 7 August 2025

Documents from the now withdrawn planning application to convert the former Balhousie Primary School building into affordable housing are available on our online planning platform. Search for application number 25/00564/LBC.

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. 

Local housing 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

What was the overall project proposal before the fire?

The project was planned to deliver 45 new homes, including 24 x 1 Bedroom, 2 Person converted flats in the existing school building. These were intended to be standard flats as the restrictions in the existing building prevented 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 was proposed to 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 were proposed with four new blocks being constructed to provide 20 new build homes. The ground floor flats were to be designed to suit people with minor disabilities, but not to full wheelchair standard and the upper flats were to be standard flats.

The Council is committed to undertaking fresh engagement with the community about how the site is developed in future, including the use of the former janitor's house which has not been impacted by the fire. This will be subject to future events later this year.

How and when will the project be taken forward? 

Timescales are currently unknown for the future development of the site. These will be considered and discussed with the community as part of future engagement activity. The priority at the moment is to ensure public safety and comply with the terms of the Dangerous Buildings Notice.

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

As with any construction site, demolition conditions will include limits on working hours and restrictions on working practices taking into account the site location. 

In addition, traffic management from the site will take into account the surrounding area and the feedback and suggestions from residents on the 10 July meeting to minimise the impact on the area. 

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  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.

Information for residents

Following the closure of the consultation on 16 June, we held 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. A PowerPoint presentation (PDF, 383 KB) was shared before the floor was opened to questions, copies of the updated information boards also on display are available in the updated site plans section of this page. The Frequently Asked Questions section of this page will be updated with answers to the questions raised in the near future, along with information circulated by email about the issues that couldn't be responded to fully on the night. Residents who were unable to attend or would now like to be added to the email distribution list for updates on the responses to those questions and future updates on the proposals, can also sign up for updates.

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.

Future timeline & next steps 

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

• July 2025 - Local Lettings Plan (LLP) (PDF, 154 KB) agreed and finalised
• July 2025 - A regular email newsletter about the project will be issued to local residents. You can sign up to receive it here. 
• August 2025 - Target date for submitting planning application. Residents will have the opportunity to comment on the finalised plans as part of the planning process.
• 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) that was shared at the public information event on 23 June 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, and registered in 2024. The waiver (PDF, 5 MB) 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. 

When will we get more details of the actual plans?

More  information will be made publicly available during the planning process.

Alongside the standard drawings such as site layouts, floor plans, elevations, we will supply a range of documents to support the application, e.g

• Design and Access Statement
• Drainage Strategy
• Energy Statement
• Flood risk assessment
• Tree Survey
• Ecology Report
• Landscaping proposals

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.