Proposals for a market-leading luxury holiday lodge development, Rutherford Park, have garnered significant backing from a coalition of key organisations and a recommendation for approval from Scottish Borders Council planning officers.

The application is set to be considered by the Planning and Building Standards Committee on Monday, 30 June 2025.

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

In a direct communication to councillors, a group of influential organisations – including Borders College, Houstons Coaches, Scottish Borders Chamber of Commerce, Scottish Tourism Alliance, South of Scotland Destination Alliance, and UK Hospitality Scotland – urged support for the planning application, describing it as a "once-in-a-generation" opportunity for the region's economy. VisitScotland has also provided a separate note of support.

The Rutherford Park development is positioned to be at the forefront of new luxury lodge destinations in Scotland, representing an investment of around £11.6 million in the Scottish Borders. Once operational, it is projected to generate £2.5 million per annum in the local area.

The detailed planning application comprises:

• 79 luxury lodges, with 10 per cent specifically adapted for mobility use, alongside a supplies shop and reception/office.

• A nine-hole pitch and putt course, plus two tennis courts and a padel court.

• Demolition of two redundant outbuildings and the reuse of the existing golf clubhouse to include limited catering and gym facilities.

• Significant planting and biodiversity enhancement across the site.

-- Advertisement --

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

The current proposal for 79 luxury lodges represents a refined approach, significantly scaled down from an initial consultation for over 250 units, and subsequent applications for 180 and then 150 units. This reduction takes into account the evolving tourist market, recent tourism research emphasising high-quality accommodation, and direct community feedback. The venue aims to address a recognised underserved demand for high-quality outdoor accommodation in the Scottish Borders for the growing short break ‘staycation' market, with most visitors expected to stay for two to 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."

A substantial portion of the site, approximately 40 hectares (half the total area), will be rewilded, including the planting of a minimum of 80,000 trees, alongside the creation of woodland walks and cycle paths. Large areas of parkland, open spaces, and lake areas will also be incorporated. These ecological enhancements are expected to greatly boost the site's biodiversity, leading to increased bird and native wildlife populations. Original concerns from SEPA regarding flooding have also been addressed due to the significantly smaller scale of the revised scheme. As a highly sustainable development, Rutherford Park will integrate the latest low-carbon technologies, such as solar panels and air-source heat pumps.

Additionally, a new bus stop and pull-in area will be delivered, with discussions underway with local bus company Houston's Coaches regarding enhanced service provision. A Transport Assessment has been accepted by both the Council and Transport Scotland.

The project is estimated to create approximately 27 jobs once Rutherford Park is built, generating spin-off opportunities for local businesses and a Gross Value Added (GVA) of £1.1 million to the economy based on the jobs generated. Apprenticeship and training opportunities are also anticipated, with discussions having taken place with Borders College on potential joint working.

Sandy Lane Resort Rutherford Ltd has pledged to prioritise local procurement where possible and establish a community fund to invest in local projects.

A spokesperson for Sandy Lane Resort Rutherford Ltd commented: "We greatly welcome the support we have had from these organisations, who 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. 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."