Developers looking to convert the upper floors of town and city centre shops may soon be able to do so without needing full planning permission.
The Scottish Government has launched a consultation on whether changes to planning rules could help bring more residents back into places like Union Street.
Ministers argue that “town centre living” will boost footfall, support local businesses, and improve the vibrancy and safety of high streets.
The proposals focus on expanding permitted development rights (PDR) – the mechanism that allows certain changes to be made without a full planning application.
Specifically, government is exploring whether upper floors above shops, banks, hairdressers and other premises in 'Use Class 1A' could be more easily converted into homes.
Many of these upper floors currently sit empty or are used only as storage. Ministers believe that unlocking them for residential use could provide much-needed housing while strengthening town and city centres.
However, the consultation stops short of proposing blanket rights for converting ground floors or entire buildings.
Officials warn that such moves could harm active frontages and undermine the vitality of retail cores. Instead, those projects would continue to require a planning application, or be managed through Masterplan Consent Areas – new local planning tools that let councils set out where development is welcomed.
The government is also seeking views on limits and safeguards, such as minimum floor sizes for new homes, restrictions in conservation areas, and whether new units should be barred from use as short-term lets. A light-touch prior approval process is also being considered to deal with issues like noise, access and natural light.
Public Finance Minister Ivan McKee said: “Making changes to permitted development could help to speed up and streamline the provision of new homes and help to tackle the housing emergency.
“We are keen to hear views on options for introducing new permitted development rights, or amending existing ones, in relation to rural homes, town centre living and certain minor and uncontentious developments.
“As well as supporting housing delivery, the potential changes would let planning authorities focus their efforts more on assessing and making decisions on planning applications more swiftly.”
The consultation runs until 27th October 2025, with any new rules expected to be brought before the Scottish Parliament in early 2026.
You can view the full document here.