Scotland is entering one of the most significant periods of infrastructure investment in its history.
From electricity network reinforcement and renewable energy developments to water infrastructure and transport improvements, billions of pounds will be invested over the coming decades to support economic growth, energy security and net zero ambitions. While these projects often focus on engineering solutions, funding and regulation, their success frequently depends on something far more fundamental: people.
Every kilometre of overhead line, every substation, every pipeline and every access route interacts with land that is owned, occupied and managed by individuals, businesses and communities. Securing the rights required to deliver infrastructure is therefore not simply a property exercise. It is a process built on trust, communication and long-term relationships.
A changing landscape
The scale of infrastructure delivery required across Scotland has increased dramatically in recent years. Many projects now span hundreds of landholdings, creating a level of engagement and coordination that would have been unimaginable a generation ago.
At the same time, landowners are becoming increasingly knowledgeable and engaged in the development process. Access to information has never been easier, and expectations around communication, transparency and accountability continue to rise.
This is a positive development. Better informed stakeholders ultimately lead to more robust conversations and, in many cases, better project outcomes.
However, it also means that organisations can no longer view land acquisition as a transactional process. The days of simply presenting an agreement and expecting immediate acceptance are long gone.
The importance of meaningful engagement
The most successful infrastructure projects are often not those with the largest budgets or most sophisticated engineering solutions. They are the projects where stakeholders understand why the development is needed, how it will be delivered and what impacts it may have on their land and businesses.
In my experience, landowners are generally pragmatic. They recognise the need for infrastructure investment and understand the wider benefits these projects can bring. Difficulties typically arise when communication breaks down, expectations are not managed effectively, or decisions appear to have been made without sufficient consultation.
Early and consistent engagement remains one of the most effective tools available to project teams. Taking the time to explain proposals, listen to concerns and respond constructively can prevent issues escalating later in the programme.
Balancing competing priorities
Infrastructure delivery inevitably involves balancing competing interests.
Developers are often working to ambitious regulatory, commercial and programme deadlines. Landowners are rightly focused on protecting their businesses, livelihoods and property interests. Communities want reassurance that projects will be delivered responsibly and sustainably.
The role of land professionals is increasingly to bridge these different perspectives.
Success comes from recognising that infrastructure projects are not solely engineering challenges. They are people challenges. Effective engagement requires technical expertise, commercial awareness and strong communication skills in equal measure.
Looking ahead
As Scotland continues its transition towards a lower carbon economy, the demand for infrastructure investment will only increase.
Delivering that infrastructure efficiently will require innovation, investment and skilled professionals across multiple disciplines. It will also require a continued focus on building and maintaining strong relationships with those directly affected by development.
The projects that succeed will be those that combine technical excellence with genuine stakeholder engagement.
Infrastructure may be built from steel, concrete and cables, but successful projects are ultimately built on trust. For the sector, that is a lesson worth remembering.
About the author
Mhairi Robertson MRICS is Regional Lead Scotland for Utilities & Infrastructure at Savills, leading the Land Assembly Scotland team. She specialises in securing land rights for major infrastructure projects across Scotland, working with utility providers, renewable energy developers and public sector organisations to deliver nationally significant projects.