Depending on your perspective, Scotland’s living sector is either mired in perpetual inertia or on the cusp of a resurgence.

With the 2026 Scottish Parliament elections on the horizon and the controversial Housing (Scotland) Bill stirring debate, Wallace Whittle convened a round table of leading voices from property development, funding, architecture, planning, Government and policymaking to ask: what’s holding us back – and how do we move forward?

We’re pleased to report that, despite the significant challenges there’s room for cautious optimism about what might be achieved in future.

The resulting report reveals candid insights into the challenges and opportunities facing Scotland’s built environment. From the viability gap between planners and developers to the cultural shift needed to unlock private investment, the discussion was frank, constructive, and surprisingly optimistic.

Key themes include:

• Misalignment between planning policy and commercial realities
• The urgent need for education and collaboration across sectors
• Lessons from Manchester’s pro-development approach
• The impact of political narratives on investor confidence
• Radical ideas to streamline planning and accelerate delivery

Whether you’re a policymaker, developer, architect, or investor, this report offers actionable ideas and a rare glimpse into the real conversations shaping Scotland’s housing future.

A huge thanks goes to our guests, particularly Robin Blacklock of property consultancy Dowbrae Real Estate Consultancy, and Director of More Homes More Quickly, who chaired and facilitated the discussion.

Our Guests:

David Cooper – Commercial Development Manager, Edinburgh City Council

Kathryn Ferguson – Housing Strategy & Investment, Scottish Government

Murray Henderson – Director, HAUS, Glasgow

Andrew Munnis – Partner, Montagu Evans Edinburgh

Ross McNulty – Development Director Ediston, Edinburgh

Will Scarlett – Founder/Director, Scarlett Land & Development, Edinburgh

David Westwater – Managing Director, Artisan Real Estate Scotland

Our experience in the Living sector across the UK and Ireland is vast, from completed large scale developments such as Battersea Power Station and Elephant Park in London, Dyecoats in Leeds and Boddingtons in Manchester which are on site following BSR Gateway 2 Approvals with clients Latimer by Clarion Housing Group. As well as ongoing developments for PBSA and Co-Living and the recently completed BTR and The Social Hub for Drum Property and Candleriggs in Glasgow.

If you’d like to discuss our report further, or speak to us about your next project, please reach out to one of our Directors below or email [email protected]