A MASTERPLAN for a major new holiday development at a luxury Borders hotel and golf course has been rubber-stamped.

A planning application for 49 holiday lodges at Schloss Roxburghe Hotel at Heiton in Kelso has won the approval of Scottish Borders Council (SBC).

The lodges for seasonal occupancy are to be built in the large open grounds to the south of the existing category B-listed hotel.

The plan is for a mix of lodge-type designs in order to “create variety and a unique sense of place within each phase of the proposed masterplan”.


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The planning application also sought approval for a maintenance unit and associated footpath, parking and external works to the hotel.

In his report approving the application, Euan Calvert, SBC’s assistant planning officer, says: “This is a combined report considering eight applications comprising development of 49 holiday lodges, a maintenance shed and staff accommodation at the Roxburghe Hotel, Heiton.

“The principle to development of holiday accommodation on this site is established. Live consent is restricted to occupation by ‘tourists/ holidaymakers’ for individual periods not exceeding four weeks in total within any consecutive period of 13 weeks.

“The planning condition also stipulated that the buildings shall not be used for permanent residential occupation.


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“The proposals are in accordance with business, tourism and leisure development policy in the countryside.”

A report submitted with the application, from Galashiels-based Camerons Strachan and Yuill architects, says:  “Within each development phase, a specific mixture of lodge type has been prepared to utilise a relatively compact footprint while creating individual plots, creating a discreet environment.

“A simple traditional palette of materials are proposed for the new build lodges, so that each property sits quietly within the site. The three principal materials proposed are render, reconstructed masonry and slate.

“The windows and doors and doors are traditional in form, but constructed in UPVC in order to create a robust building.”

The four-star hotel was purchased in 2018 by German-based developer and hotel operator 12.18 Investment Management from Guy Innes-ker, the 10th Duke of Roxburghe.