Proposals for a market-leading luxury holiday lodge development have received the backing of a group of key organisations, as well as Scottish Borders Council planning officers, in advance of a meeting of the Planning and Building Standards Committee on Monday 30th June.

Rutherford Park situated between Carlops and West Linton, is located on the former Rutherford Castle Estate, and is being progressed by landowner Sandy Lane Resort Rutherford Ltd.

In a communication to councillors, a group of organisations with a strong mandate to develop the economy of the Scottish Borders and attract investment into the region has urged councillors to support the “once-in-a-generation” planning application (copy of the correspondence below), which is also recommended for approval by planning officers.

These organisations include:

• Borders College
• Houstons Coaches
• Scottish Borders Chamber of Commerce
• Scottish Tourism Alliance
• South of Scotland Destination Alliance
• UK Hospitality Scotland

VisitScotland has separately provided a note of support.

The development will be in the vanguard of new era of luxury lodge destinations and will amount to an investment of around £11.6 million in the Scottish Borders, generating £2.5 million per annum in the local area. 

The planning application comprises:

• 79 luxury lodges (10 per cent adapted for mobility use), as well as a supplies shop and reception/office
• A nine-hole pitch and putt offering, plus two tennis courts and a padel court
• Demolition of two redundant outbuildings and reuse of the golf clubhouse to include limited catering and gym facilities
• Significant planting and biodiversity enhancement across the site.

The lodges will only occupy 10 hectares of the 80-hectare site.

While a planning application for over 250 lodges plus camping was initially consulted on, an application for 180 lodges was submitted to the Council in 2019. This was revised down to 150 units in 2023, comprising 100 lodges, tree houses, pods, and camping areas.

Taking account of both the tourist market, recent tourism research with its emphasis on the highest quality, and community feedback, this has been further reduced to the current 79 luxury lodges.

This new modern style venue reflects a growing short break ‘staycation’ market in an area that is recognised as currently being poorly served by high-quality outdoor accommodation.

The expectation is that the majority of visitors will stay for between two and four days.

The committee report’s conclusion noted that “it is considered that the development’s reduced scale has provided a sympathetic form of development that is compatible with the character of the surrounding area, while making a positive contribution to the local economy and tourism offering.”

Around half the site (40-hectares) will be rewilded, including the planting of a minimum of 80,000 trees, with woodland walks and cycle paths. In addition to this will be large areas of parkland, with open spaces and lake areas.

Delivery of this will greatly enhance the ecological value of the site, with increasing bird and native wildlife populations. Original concerns from SEPA relating to flooding have also been addressed due to this being a significantly smaller scheme. As a highly sustainable development, Rutherford Park will also incorporate the latest low-carbon technologies, including solar panels and air-source heat pumps.

In addition, a bus stop and pull-in area will also be delivered, with discussions taking place with the local bus company, Houston’s Coaches, regarding enhancing the service. A Transport Assessment has been accepted by the Council and Transport Scotland.

It is estimated that approximately 27 jobs will be created once Rutherford Park is built, with spin-off opportunities for local businesses, and a Gross Value Added (GVA) of £1.1 million to the economy based on the jobs generated.

There is also the opportunity for apprenticeships and training, and discussions gave taken place with Borders College on joint working opportunities.

The company has pledged to always buy locally where possible, with a community fund on offer to invest in community-led projects.

A spokesperson for Sandy Lane Resort Rutherford Ltd commented: “We greatly welcome the support we have had from these organisations, which have recognised the significant contribution of this development to the Borders economy and further reinforces the positive recommendation from planning officers.

Rutherford Park provides a fantastic opportunity for the Scottish Borders, which has been frequently ignored as a destination, often due to a lack of high-quality outdoor accommodation, and will boost bed nights and spend in the region.”

They added: “Additionally, the development will deliver significant ecological enhancements for the site, including the delivery of a minimum of 80,000 trees, parkland, open space and lake areas.

We would like to thank planning officers for their hard work and assistance in getting the planning application to this stage. Like these organisations, we urge councillors to back this project for the Borders.”