Burns Road and the Future of Social Housing: Lessons in Design, Place, and Purpose

– Panel Discussion –

Burns Road by Collective Architecture

In a world where housing policy often prioritizes quantity over quality, the Burns Road development in Cumbernauld stands out. Discussed passionately at a recent panel on social and affordable housing, the project was hailed not only for its architectural innovation but for its deep commitment to placemaking, community, and longevity. As panelist Donna Milton put it: “This is the best I’ve ever seen.”

A 10-Year Journey of Design and Reinvention

Collective Architecture’s Alan and team led the transformation of Burns Road, a site once dominated by underused and inaccessible 1960s tower blocks. The process wasn’t linear. Over a decade, the project went through seven design iterations, wrestling with constraints like steep topography, isolated access, and a site hemmed in by dual carriageways.

The turning point wasn’t an architectural epiphany—it was a shift in priorities. “We stopped focusing on the buildings and started with the paths,” Alan explained. Connectivity and inclusivity drove the vision. Instead of designing housing first, the team focused on how people would move, gather, and live in the space.

From Concrete Towers to Community Living

The original towers housed 160 flats with just 273 bedspaces—many small units for individuals. In contrast, the new scheme offers 480 bedspaces across 131 homes, mostly family-sized, without compromising on design quality or livability.

Every unit is fully accessible. Buildings are south-facing for optimal light and warmth. Deck access encourages interaction, while curved blocks and green spaces soften the site’s edges and create distinct, human-scaled gateways. The result is a dense development that feels open and navigable, not cramped or alienating.

“This could easily be a high-demand commercial site,” Donna noted, pointing out the irony: social housing, often stigmatized, is outpacing private developments in both vision and execution.

Architecture with Memory and Meaning

Burns Road is more than a housing project—it’s a reclamation of identity. The team paid homage to Cumbernauld’s artistic legacy by restoring and integrating public artworks, including murals and sculptures by local legends like Brian Miller and Andy Scott. These aren't just decorative—many are interactive, designed for children to climb and families to enjoy.

Sara Seravalli highlighted how memory plays a role in placemaking: “You take away the buildings, you’re taking away all the memories of people.” Burns Road doesn't erase history—it reinvents it with respect and continuity.

Why Social Housing Is Leading the Way

The panel repeatedly returned to one theme: social housing is quietly setting the standard for what good development looks like.

Unlike many private projects that prioritize cost-cutting and maximize saleable units—often at the expense of livability—social housing schemes like Burns Road are rooted in longevity, sustainability, and community outcomes.

“We’re not just housing providers,” said Donna. “We’re social anchors. Our homes have to last 70, 80 years. That means we care about how people live.”

This isn’t just rhetoric. Collective Architecture's portfolio includes 5,000 social housing units currently in design or construction across Scotland. Many are Passive House certified or undergoing energy retrofits. Teams specialize in conservation, energy efficiency, and urban strategy—proving that social housing can be both aspirational and practical.

Policy Lessons and the Path Forward

Panelists explored what sets Scotland apart. Strong government support for social housing and an architectural culture that values tenement-style density, accessibility, and social benefit have created a different ethos than in England.

Still, there are challenges. Funding constraints, resistance to retrofit, and outdated regulations make it cheaper to demolish than to green existing buildings—a backwards reality in a climate crisis. The proposed Passive House bill aims to raise standards, but widespread adoption faces pushback from developers and housing associations alike.

A mixed-tenure model, like the one proposed in RIBA’s recent report—where private sales help fund social stock—offers promise. But as Donna explained, “It’s easier said than done,” especially for local authorities bound by restrictive finance and governance frameworks.

Burns Road: A Model for Modern Housing

Burns Road isn’t perfect. It took time, compromise, and stubborn commitment to a vision. But it's a rare proof-of-concept: high-density, beautiful, functional, and socially integrated. It shows that architecture can be inclusive without being generic, and that public housing doesn’t have to mean low ambition.

Most importantly, it delivers something many modern developments fail to: a sense of place. One resident summed it up best—after years in substandard housing, they could finally let their grandchildren play outside.

That’s the measure that matters.