Pollokshaws TRA: Bengal Playing Fields
Quick Facts
Project value: £28 million
Size: 1.7 hectares
Investment type: Housing-led regeneration development
Location: Shawbridge Street/Bengal Street (G41 1NL)
Landowner: Glasgow City Council
Timescale: Coming soon
Status: Vacant and derelict land
Project Overview
Residential site for 105 units in Pollokshaws TRA, offering strong demand, great connectivity and set to go to market in 2026.
Transforming Communities: Glasgow (TCG) is a formally constituted strategic partnership between the Scottish Government, Glasgow City Council and Glasgow Housing Association and relates to the comprehensive regeneration of eight sites across Glasgow, brought together in a single programme to achieve jointly agreed joint regeneration priorities.
The Pollokshaws Transformational Regeneration Area (TRA) is a thirteen-hectare site straddling Shawbridge Street, bounded by Pollokshaws Road to the West, Ashtree Road / Riverford Road to the North, and Nether Auldhouse Road to the South.
The Bengal Playing Fields site is one of the last remaining residential developments in the TRA. This aims to target new family homes for private sale. It has a capacity of 105 units.
Revised masterplan
Investment Opportunities
The Pollokshaws Transformational Regeneration Area (TRA) is in Glasgow City Council ownership, with the remaining development sites listed on the Vacant and Derelict Land Register and forming part of an established, attractive residential neighbourhood. Pollokshaws benefits from strong transport connections via two rail stations, access to Pollok Country Park and Auldhouse Retail Park, and a balanced local housing mix supported by city‑average household incomes.
Consultants Smith Scott Mullan completed a capacity study and community consultation in 2023 for the Bengal Playing Fields, former Sir John Maxwell School site and the smaller Pollokshaws Road site, identifying a clear opportunity to bring new family homes for private sale to the market.
The TC:G 2025 Business Plan Refresh provides updated financial forecasts, a market assessment by Rettie & Co. and development appraisal inputs from NBM, confirming strong demand, viable values and positive developer sentiment for family‑led private housing in the area. With planning alignment through the TRA framework, technical studies completed, and a clear masterplan in place, the remaining Pollokshaws sites are considered near investment‑ready and are programmed to go to market in 2026.
A mix of development scales and massing reinforces the urban village character
Progress Update
A significant programme of clearance and demolition completed in 2016 by WHG facilitated the delivery by both WHG and Home in Scotland of 365 Social Rent and 24 Mid-Market Rent. 40 re-furbished flats for mid-market rent were also funded via the Scottish Government’s Greener Homes Innovation Scheme. Urban Union completed their 137-unit private development housing west of the White Cart river and WHG completed the development of 35 mid-market rent homes at the former police station site on Shawbridge Street.
In November 2025, WHG also delivered 70 new MMR homes at the former Shawbridge Arcade site and upgrades to the adjacent public square will be completed by GCC in Summer 2026. City Property were appointed and are working towards a marketing launch in 2026.
Regeneration efforts have continued to progress across other parts of the area, with further site developments and the enhancement of community facilities actively underway. These ongoing works form part of a broader vision to create a vibrant, inclusive, and sustainable neighbourhood for existing and future residents.
For more information
Graham Keir Principal Officer, Glasgow City Council-Housing & Regeneration Services email: graham.keir@glasgow.gov.uk tel: +44 (0)141 287 8469
