Planning and Architecture

Stalled Housing Sites

March 13, 2026 by planningarchitecture No Comments | Category Housing & Infrastructure, Planning, SG Housing

From early 2025 we have worked collaboratively with industry and local authorities to remove barriers on stalled housing sites.

The work demonstrates how the planning system can be proactive in addressing the housing emergency and the importance of partnership working to overcome barriers.

A Short Life Working Group (SLWG) was convened involving Heads of Planning Scotland (HoPS), Homes for Scotland (HfS), Scottish Property Federation (SPF) and the Scottish Federation of Housing Associations (SFHA).

Their members initially identified approximately 20,000 homes on 114 sites where issues were stalling sites from either gaining planning permission or being built out. Following review, action focused on 11,000 units.

Site Progress

To monitor progress, sites were categorised by stage in the planning process. It is acknowledged however that the build-out of new homes happens within longer timeframes than those of this work. Progress may also not always be linear, for example, new applications may reflect where issues are addressed and the process begins afresh taking account of this.

Information from authorities shows a positive overall picture. At the beginning of the process only 8 sites were considered ready for development – this has risen to 51. Notwithstanding that a number of sites have begun the application process again as issues have been overcome, the number of sites in earlier, pre-consent stages has been reducing whilst those in the later, post-consent and delivery stages are increasing.

Action Taken

The SLWG agreed actions to benefit multiple sites facing similar issues.

Relevant stakeholders collaborated to address difficulties, for example:

• HoPS and the Association of Local Authority Chief Housing Officers (ALACHO) shared best practice on flexible provision of affordable housing at a local level, including use of legal agreements.
• SEPA, authorities and developers have addressed flood issues through revised site layouts.
• The National Planning Hub, Glasgow City Council and NatureScot worked on a proportionate approach to policy and guidance for managing water-voles resident on planned housing sites.
• Scottish Water and HfS have improved their understanding of guidance on drainage and its application in practice.
• On transport matters, Transport Scotland have considered their flexibility for sites, Network Rail are progressing work on a standardised bridge agreement and commuted sums for bridges, and Scottish Collaboration of Transport Specialists (SCOTS) and HfS have worked to highlight road bond issues and are supporting early stages of reviewing guidance.

Best practice was shared and upskilling undertaken to support handling of complex sites, for example:

• SPF supported a CPD session for HoPS highlighting examples of alternative ways to provide affordable housing.
• The National Planning Hub and National Planning Improvement Champion (NPIC) delivered a webinar on Place Promotion and Housing Delivery sharing experiences of promoting market interest.
• The potential for further advice on viability was highlighted and included in Circular 4/2025: Planning Obligations and Good Neighbour Agreements.
• Drainage best practice was highlighted through a blog on Dundee’s drainage partnership.
  A Chief Planner Letter was issued with updated guidance on flooding matters and new guidance was published by SEPA on NPF4 policy 22, Flooding.

Additional funding resource was provided through the National Planning Hub, for example:

• To support strategic flood risk assessment in Kirkwall to inform future plans and allocations.
• To support work in Glasgow on brownfield land and contaminated land remediation verification reports.
• To support ecological and topographical studies to inform consideration of sites for affordable housing.

Brokerage has been led by Scottish Government planning officials to bring parties together, clarify issues, consider options and solutions, and support progress to sites being development ready.

10 sites were offered brokerage, with 6 sites being accepted across 4 authorities.

• In Aberdeenshire key issues for the site are education contributions and road connections, which impact viability.
• In Fife, for the 3 sites, the key issue is education contributions required before additional units can be developed, also impacting viability.
• In West Dunbartonshire, the key issue was market interest and viability of development for a site with an approved masterplan.
• In West Lothian, issues included education, drainage and contaminated land.

Authorities and developers continue to take forward action on these sites.
Progress on the issues identified has, with the agreement of parties, enabled Scottish Government involvement to be stepped back for the majority of the sites. However, the offer remains in place and can be resumed if requested.

Value has been added through brokerage by:

• Providing a structured and clear process led by an objective third party, that is flexible to individual circumstances;
• Bringing clarity and consensus to the issue to be addressed;
• Widening the options and solutions and helping consider the implications;
• Providing focus and accountability to make timely progress.

Impact

The work undertaken on stalled housing sites has enabled a better understanding of challenges faced in delivering new homes.

Whilst there are some specific planning challenges, particularly around resource and skills for development delivery, key issues of infrastructure provision, including education, transport, flooding and drainage, and their impact on development finance and financial viability of proposals were clearly evident.

The work has highlighted the benefit of collaboration – it has provided strong evidence, rather than anecdote, on which to base agreed actions. Working collectively has also supported the urgency and pace of action required.

Joint working has also made clear matters that are not within the control of the planning system, for example decisions on if and when permissions in place are built out – these are largely for the development industry.

A consultation on accelerating home building in Scotland is currently ongoing. It sets out four high level options, including fiscal and legislative measures, to increase the volume of delivery. The consultation closes on 30 April, with further consultation required on any specific measures that may be taken forward.

Recommendations of the SLWG

1. The National Planning Hub and NPIC should maintain their housing focus and direct resource and learning support to embed a ‘delivery culture’ within planning. Hub funding should continue in interventions that increase capacity in relevant expertise to accelerate decision making on proposals and plans. NPIC actions should include support on leadership, development finance and viability.
2. Findings from this report will inform consideration being given to the scope of the recently announced More Homes Scotland agency. Consideration should be given to their role in advising authorities and developers on funding mechanisms to support delivery of necessary infrastructure to enable acceptable and viable development proposals, which will help to grow the economy and create quality places for communities.
3. The Scottish Government should continue to offer brokerage opportunities for sites where, as an objective third party, it can support planning blockages being removed and pace being accelerated.

The SLWG provided the following statements:

Kevin Murphy, Director of Planning, Homes for Scotland

“HFS welcomes further progress in addressing the reasons for sites stalling and remains keen to work collaboratively with the Scottish Government and local authorities to identify solutions to matters inhibiting the delivery of homes as we all move towards a ‘delivery culture’.”

Fraser Carlin, Executive Committee, Heads of Planning Scotland

“Planning Services across all of Scotland’s Local Authorities are committed to the delivery of quality homes and places and through Heads of Planning Scotland’s engagement in the Short Life Working Group the range of issues that can lead to a site not being developed but which are beyond the scope of the Planning System have been highlighted.

The proactive approach to joint working and solution focussed engagement by all the Members of the SLWG has been welcomed and the progress made in terms of site starts and housing completions is testament to the shared commitment to deliver the programme of work set out by the Scottish Government to tackle the Housing Emergency.”

Jonathan Guthrie, Director for Strategic Partnerships, Robertson Group, Scottish Property Federation

“SPF are delighted to continue to support the aims of the SLWG. We are pleased to see the close collaboration and focus on delivery of new homes, bearing results. We feel momentum is building around this initiative. We remain committed to bringing our collective knowledge, expertise and commercial reach to assist in accelerating the pace of delivery and scale of opportunities. We were also delighted to have been asked by the Cabinet Secretary for Housing, to help shape the objectives and timescale for More Homes Scotland.”

Richard Meade, Chief Executive, Scottish Federation of Housing Associations

“We need to build more than 15,500 social and affordable homes every year of the next Parliament just to meet housing need – and that’s something which can only happen when key stakeholders work collaboratively on housing delivery.

SFHA welcomed the opportunity to work with the Scottish Government and partners to explore the reasons why planning for housing developments may stall, and we are pleased to see action being taken across a number of important areas to progress sites.

We look forward to working further with Scottish Government to improve viability and accelerate home building to tackle the housing emergency.”

Tags: Stalled Housing Sites

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