For nearly two decades, the former ABP building on Strathtay Road has stood as one of Perth’s most stubborn problems. A vast structure sitting in deep disrepair. Waterlogged. Vermin-infested. Carrying asbestos concerns and suspected RAAC in parts of the roof. Anyone who has driven along Strathtay Road knows exactly the building we are talking about. It has gone far beyond the point where refurbishment is realistic.
At Boxxs and Locked Self Storage, we believe derelict land should never be left to decay. It should be brought back into safe, productive use for the benefit of the community. That is why SRA Ventures, the parent company behind both storage brands, has submitted a formal planning application to replace this long-standing hazard with a clean, modern and carefully managed modular self storage facility.
This is an opportunity to close the chapter on a dangerous structure and introduce something the area genuinely needs. Safe storage. Secure management. Low impact activity. Fresh landscaping. A site that works for the community, not against it.
What We Are Proposing for Strathtay Road
162 High Quality Strongholds Units
The redevelopment centres on 162 Strongholds units. These are not containers. They are purpose built, architecturally finished modular buildings insulated with advanced aerogel, a material originally designed for extreme environments in aerospace. Aerogel dramatically reduces condensation and stabilises conditions year round. For customers, that means belongings, stock, paperwork or household items remain clean, dry and protected.
Strongholds are already a major part of our national expansion. This Perth facility uses the same premium specification. Steel framed, insulated modules with robust doors, secure locking systems and a modern visual finish that sits comfortably within a mixed industrial setting.
Digital Access and 24 Hour Security
Safety and control are at the heart of the plan. Customers would access the site using secure QR code entry. Each unit features smartphone controlled locks, producing a real time access log. Full site CCTV operates around the clock, with a secure palisade boundary forming the perimeter.
This is a significant improvement for anyone living or working near the current building. Instead of a deteriorating, unsafe structure with open access points, the replacement would be a tightly managed, modern facility with controlled entry, full monitoring and responsible oversight.
Vehicle Movements. Far Lower Than You Might Expect
Self storage generates extremely low levels of traffic. Independent transport assessments show that most customers visit less than once per month. That means the facility would have no negative impact on surrounding roads. This is not a high traffic retail or commercial development. It is a low impact, low turnover use that fits comfortably within the existing road network.
Protecting and Enhancing the Site’s Environment
The mature tree line along the northern boundary will be retained. New planting on the western edge will combine native shrubs, grasses and pollinator friendly species. Compared with the current conditions, biodiversity improves, visual impact softens and the site becomes part of the neighbourhood rather than a neglected eyesore.
Reusing the Existing Concrete Slab
One major sustainability benefit of this proposal is the intention to reuse as much of the existing concrete slab as possible. This avoids heavy excavation, reduces waste and keeps the carbon footprint far lower than a full demolition and rebuild. It is a practical, environmentally responsible approach to regeneration.
Why This Development Matters for Perth
This project is not about simply placing storage units on a plot of land. It is about resolving a long term problem that has affected local residents, nearby businesses and the perception of Strathtay Road for years.
The existing building is unsafe and deteriorating quickly. Rainwater pours through parts of the roof. Vermin activity has been widely reported. Asbestos concerns remain unresolved. Suspected RAAC makes the roof structure a risk. Every year that passes, the condition worsens and the cost of intervention grows.
Replacing that with a clean, well managed Strongholds facility provides real value. It removes the hazard. It prevents further decline. It brings the site under proper stewardship. And it introduces a quiet, orderly use that does not strain local services, does not generate noise, and does not burden the road network.
For the local area, the transformation is significant. Instead of a decaying industrial relic attracting antisocial behaviour, Perth gains a modern, carefully operated facility that supports households, small businesses and trades across the city.
Part of a Broader Commitment to Responsible Regeneration
Boxxs and Locked Self Storage are part of a wider Scottish strategy led by SRA Ventures. The goal is simple. Take underused, unsafe or ageing land and buildings, and return them to productive use. We aim to leave each site in better condition than we found it.
Across Scotland, this approach has already delivered new storage facilities, improved landscaping, modernised boundaries and safer access arrangements. The Strathtay Road project follows that same model. Responsible development. Community benefit. Clean, safe, well run space.
What Happens Next
The planning application has now been formally submitted to Perth and Kinross Council. The process will include consultation, assessment and public comment periods. We will continue to share updates as things progress, and we welcome questions from residents, businesses and anyone wishing to understand the plans in more detail.
For those who want to stay informed about the Strathtay Road redevelopment, visit the dedicated microsite
More information will follow shortly.