Every town has its problem site. In Perth, it is the former ABP meat-processing plant on Strathtay Road, a dangerous and derelict building that has been dragging down the area for years. Visible from the A85, it is the first thing visitors see when they arrive from the west. Not exactly a welcome mat.
Local frustration is well documented. Councillors have repeatedly called for action, describing the site as an eyesore and a safety concern. The Courier reported on these concerns as far back as 2019 and again in 2025, showing the lack of progress and the continued anger. Perth and Kinross Council’s own Vacant and Eyesore Property Taskforce highlights Strathtay Road as one of the city’s most prominent unresolved sites.
At SRA Ventures, we understand how to turn such problems into opportunities. We are the majority owner of Mill Road Industrial Estate in Linlithgow, where we have delivered regeneration that blends business needs with community expectations. That work includes innovative projects such as Micro Yards, which give tradespeople flexible space for vans and tools, and the beta testing of Strongholds® modular storage units at Boxxs Self Storage. These practical solutions demonstrate what can be achieved when neglected assets are treated as long-term opportunities.
Why Strathtay Road Cannot Be Ignored
The building has been left to decay for too long. Roof sections have collapsed, asbestos is exposed, and there are suspected RAAC panels that could fail without warning. The site has become infested with rats and gulls and is now a magnet for fly-tipping and vandalism. That is not character, it is a health hazard.
At Mill Road, we inherited challenges of our own with tired stock and vacant land. By applying a structured approach we turned the estate into a thriving hub for self storage, small businesses and trades. Strathtay Road deserves the same chance to move forward.
A Proven Model, New to Perth
Across Europe, especially in Germany and the Netherlands, modern modular self storage parks have been thriving since 2015. They are known for clean layouts, secure app-based access, architectural consistency and low-intensity operation.
This is not theory for us. At Mill Road we have already installed and beta tested modular Strongholds units that are insulated and digitally secure. Customers have responded well to the combination of simplicity and reliability. This proven track record shows we can deliver the same model successfully in Perth.
Why This Fits Where Others Failed
Over the years, proposals for Strathtay Road have included retail, light industrial use and even a drive-through. None secured approval, with concerns about traffic, disruption and the suitability of the site given nearby homes.
Self storage is different. It is exceptionally low impact. Most customers visit once a month or less and usually outside peak hours. At Mill Road we see this every week. There are no queues, no late-night noise, and no floodlit glare. The same approach will make Strathtay Road a neighbour-friendly use.
The Plan
We will clear the hazard and replace it with 116 Strongholds modular units, built in phases to match demand. Each unit will be insulated with NASA-developed aerogel, ensuring stable interior conditions without the need for heating or ventilation. Digital locks will control access through a smartphone app, eliminating keys and shared codes.
At Mill Road we have proven how this technology provides both security and simplicity for users. The same benefits will apply in Perth.
The Strathtay Road site will be monitored 24/7 with high-definition CCTV, enclosed by secure automated gates. The layout will be clean, uniform and landscaped to present a professional frontage to Crieff Road. The muted Agate and Anthracite greys, paired with crisp Traffic Blue roller doors, will look deliberate and professional rather than improvised.
Why It Matters
- It removes an eyesore. Strathtay Road is one of the most prominent derelict sites in Perth. Replacing it with a clean, secure and managed facility resolves a long-standing issue.
- It enhances the gateway. Just as Mill Road has improved the western approach to Linlithgow, Strathtay Road can lift the profile of Perth’s western corridor.
- It supports local needs. From home moves to stock storage for trades and small businesses, the facility will provide practical infrastructure that the community can use.
- It is sustainable. Brownfield reuse avoids the environmental costs of developing greenfield land. The modular format minimises waste and disruption.
- It is safer. Replacing a magnet for antisocial behaviour with a managed facility reduces risk for everyone.
The Bigger Picture
This is not about maximising commercial gain. It is about putting the proper use in the right place. Low-impact, high-utility developments can regenerate land without overwhelming infrastructure or alienating neighbours.
That is the philosophy we applied at Mill Road, and it is the same logic we now apply to Strathtay Road. Get the basics right. Treat the site as a long-term asset. Build something that works for both the operator and the community.
If planning is approved, SRA will open the new facility under one of its two established storage brands, Locked or Boxxs.
The first step is demolition. Then we will deliver a facility that is quiet, clean and genuinely useful.
📍 Learn more or share your views at Perth Storage Units.
Editor’s note: SRA Ventures is the majority owner of Mill Road Industrial Estate, Linlithgow.
