Plans for Scotland's first Center Parcs holiday village are on the cusp of approval, marking a potential turning point for the Scottish Borders region. After months of anticipation and extensive public consultation, the Scottish Borders Council's planning committee is set to meet on Monday, December 8, 2025, to decide the fate of the £450 million project proposed for land just north of Hawick, at Huntlaw Farm in Hassendean. If granted the green light, this ambitious development could transform the area both economically and socially, while sparking spirited debate among locals and stakeholders alike.
The proposed holiday village, sprawling across 988 acres (400 hectares), would feature around 700 holiday lodges nestled in a newly forested landscape. Center Parcs, which already operates six sites across the UK and Ireland, has modelled the Scottish venture on its existing villages. The masterplan includes not only the lodges but also apartments, newly created lochs, a Subtropical Swimming Paradise indoor water park, a health spa, a sports plaza, retail shops, bars, coffee shops, restaurants, and a dedicated nature and heritage centre. According to BBC News, the development aims to be a year-round destination, promising a mix of indoor and outdoor activities for families and visitors of all ages.
Economic projections for the project are eye-catching. The development is expected to generate between 750 and 800 jobs during the construction phase, and create approximately 1,200 permanent, year-round roles once operational—most of which, Center Parcs says, will be filled by local people. Economic officers at the Scottish Borders Council forecast the village will attract more than 350,000 visitors annually, injecting an estimated £27-40 million into the local economy each year. The project's total investment is cited at £450 million, with some estimates in earlier planning documents ranging between £350 million and £400 million. The council's lead planning officer, Barry Fotheringham, called the proposal "transformational," stating, "The proposal, which represents a £450m investment in the region, has the potential to be transformational in the context of the Borders economy, delivering year-round quality jobs as well as hundreds of thousands of new visitors annually, and is likely to act as a catalyst for wider economic regeneration." (STV News, The Southern Reporter, BBC News).
With such a large-scale development comes both excitement and apprehension. While economic and tourism bodies have widely supported the plans, local residents have voiced significant concerns. About 40 objections have been lodged, focusing on the visual and landscape impact, potential light and noise pollution, loss of farmland, increased traffic, and restricted access. One particularly vocal opponent, Merlin Lewis, whose family farm borders the proposed site, warned, "It can't be understated how this will affect the viability of our farm or other farms around here on so many levels. This is going to have a devastating impact on our family home and the homes of our neighbours. Life here will never be the same again." (BBC News).
Traffic congestion is a specific sticking point. The park is expected to attract hundreds of thousands of extra visitors to the region each year, raising fears about bottlenecks on the A7 and especially at a pinch point in Galashiels. As a condition for proceeding, Center Parcs must propose improvements to traffic flow at this location. Other concerns include the demolition of Huntlaw Farm buildings and the impact of a bye-law restricting the right to roam, which some fear will limit access to the countryside for local residents.
Despite these worries, planning officers have been clear in their assessment. An environmental study concluded that the overall impact of the development would be "not significant." In his report recommending approval, Barry Fotheringham wrote, "Given the scale and size of the development, it is accepted that there will be impacts but, having regard to the mitigating factors set out in the accompanying documentation submitted with the application, the proposals will not have an adverse impact on the landscape or the environment. There will be a negligible impact on the residential amenity of neighbouring properties, and impacts on the surrounding road network are limited." (The Southern Reporter, STV News).
The planning process itself has been lengthy and consultative. The planning application was formally submitted in July 2025 after eight months of public engagement. According to Center Parcs, more than 1,000 members of the public provided feedback that "shaped and refined" the final design proposals. Colin McKinlay, CEO of Center Parcs, emphasized the company's commitment to listening and adapting, stating, "We’ve listened carefully to feedback from local communities and stakeholders and have worked hard to shape a proposal that is both ambitious and sensitive to its surroundings." (STV News).
If the council grants approval on December 8, the timeline for construction and opening is already being mapped out. Earlier projections suggested that work could begin as soon as early 2026, but more recent statements from Center Parcs' leadership indicate a likely start in early 2027, with the site aiming to welcome its first guests in spring 2029. This phased approach, officials say, will allow for careful management of both environmental and community impacts as the project progresses.
For the Scottish Borders, the stakes are high. Supporters argue that the Center Parcs village will provide a much-needed boost to the tourism sector, support wider supply chains, and offer long-term career opportunities across hospitality, retail, and management. As Barry Fotheringham put it, "The nature, scale and status of the proposed development offer an almost unique status that makes it quite distinct from any other tourism development, particularly in the Borders context." (The Southern Reporter).
Yet, for those living closest to the site, the project represents a profound change. The balance between economic opportunity and preservation of rural lifestyles remains a source of debate, with both sides awaiting the council’s final decision with a mix of hope and trepidation. As the planning committee prepares to vote, the story of Center Parcs in Scotland stands as a microcosm of the broader challenges facing rural development—how to foster growth without losing the character and tranquility that make these places special in the first place.
Whatever the outcome on December 8, the Center Parcs proposal has already sparked an important conversation about the future of the Scottish Borders, the value of community input, and the enduring tension between progress and preservation.
