Red Road/Barmulloch TRA
Quick Facts
Project value: £99 million
Size: 47 hectares
Investment type: Mixed tenure residential
Location: Bounded by Scotburn Road/Ryehill Road/Petershill Drive/Petershill Road/Red Road (G21)
Landowner: Glasgow City Council
Timescale: Pipeline
Status: Stage 1 (currently progressing to stage 2 design)
Project Overview
Mixed‑tenure opportunity for up to 450 homes within the Red Road/Barmulloch Transformational Regeneration Area (TRA), part of the Transforming Communities: Glasgow programme.
The Red Road estate was a flagship response to Glasgow’s post-war housing crisis, a bold high-rise development designed to rehouse thousands in modern, purpose-built flats. Over time, however, the estate faced significant social and structural challenges, prompting a shift in urban policy towards more sustainable, community-led regeneration. Through the Transforming Communities: Glasgow partnership, Glasgow City Council is leading the regeneration of the area.
The site sits at the heart of the Barmulloch community, bordered by a small retail centre to the north, residential development to the north, west, and east, and a designated Site of Importance for Nature Conservation (SINC) to the south. It presents an opportunity to stitch the urban grain with a focus on family homes, access to play and green space, and active travel connections.
Investment Opportunities
The Red Road/Barmulloch Transformational Regeneration Area (TRA) is one of eight areas within the Transforming Communities: Glasgow (TC:G) programme and is fully in public sector ownership. The site is identified as housing land in the 2025 Housing Land Audit and supported within the City Development Plan, establishing the Red Road/Barmulloch TRA as a key location for future residential development.
TC:G’s 2025 Business Plan Refresh provides updated financial forecasts across all TRAs and includes a market assessment by Rettie & Co., alongside development appraisals informed by NBM’s infrastructure costings. This provides a clear baseline for progressing development at the Red Road/Barmulloch TRA.
Developer sentiment for the Red Road/Barmulloch TRA indicates that an affordable‑led housing programme remains the most viable approach, particularly shared‑equity family homes to retain local households who want to stay in the area while moving up the property ladder. Soft market testing also showed that private sector interest exists in the Red Road/Barmulloch TRA, though modest development values and challenging site levels continue to influence viability.
Extensive site investigations have been completed at the Red Road/Barmulloch TRA, with drainage constraints informing the remediation strategy. City Region City Deal funding will deliver sustainable urban drainage infrastructure for the site, scheduled for construction in 2026–27. With a high‑level masterplan complete, investigations concluded, and infrastructure needs clearly defined, the Red Road/Barmulloch TRA is positioned as an investment‑ready development opportunity.
Progress Update
A period of community and stakeholder consultation held in 2018, a masterplan for the area was concluded in March 2018 which set a vision for mixed tenure housing led re development of the Red Road site. There are two sites identified within the Red Road/Barmulloch TRA (Main Site and Birnie Court).
The delivery of the proposals is however subject to technical challenges in terms of infrastructure and remediation. Vacant and Derelict Land Funding was secured in 2024 to undertake extensive Site Investigation and develop a robust remediation strategy. This will help inform the Delivery Framework which is currently being developed by the TRA partners to address some of the challenges and constraints within the TRA and identify opportunities for progressing the regeneration of the area and ensuring a positive legacy is created following on from the demolition of the flats.
One such opportunity is the Eastern Springburn Surface Water Management Plan (SWMP) project, this project forms part of the Glasgow City Region City Deal programme and one element of this will be to deliver a Sustainable Drainage System (SuDs) and wetland immediately south of the TRA site. This should progress on site in 2026.
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
