Plans to expand Hillhead Caravan Park near Kintore have been delayed after Aberdeenshire councillors agreed to visit the site before making a decision on the proposed development, citing concerns about road access and the potential impact on nearby residents.
Sutherland Park has applied to Aberdeenshire Council for permission to add 12 touring mobile home pitches and 13 holiday lodges to Hillhead Caravan Park. The proposal also includes a replacement amenities building featuring toilet, laundry, and dining facilities for guests.
The application follows an earlier attempt to expand the park that was refused by councillors in October 2024. That proposal sought approval for 18 lodges but was rejected because members believed the development would have a “significant and unacceptable” impact on the residents of Hillhead Croft, a property located within the wider caravan park site.
An appeal to the Scottish Government was subsequently unsuccessful, with the appointed reporter supporting the council’s original decision.
In response, the park owners revised the plans and submitted a new proposal. Under the updated design, the holiday lodges would each contain two bedrooms and an outdoor decking area.
Additional features include a play area, eight parking spaces, electric vehicle charging facilities, and cycle storage. The existing Springburn Road entrance would remain in use, while a single internal spine road would connect the new development to the park’s existing one-way road network.
The revised plans also include additional planting and tree coverage intended to reduce overlooking and improve screening between the development and neighboring properties. Council planning officers concluded that the amendments represented a positive change and would lessen the impact on Hillhead Croft compared with the previously rejected proposal.
Speaking to the Garioch area committee, business owner Helen Sutherland told AberdeenLive that the expansion was important to the long-term sustainability of the business and highlighted changing visitor expectations.
“Holiday homes are essential to keep this business going. We have nine holiday lets in Benview which are doing very well.
“People love our site and the only complaints we ever have are to do with the toilet and shower block which is kept clean but is old, outdated and too far from the touring side or disabled visitors.”
Mrs. Sutherland also described the economic contribution the caravan park makes to Kintore, noting that visitors support local businesses during their stays.
“We could sell essentials on the site but I know that if you don’t use it, you lose it so the village needs to have our business,” she said.
“People love camping with us, but we now find that they are wanting more luxury lodges and up-to-date amenities. There is very little accommodation in this area, yet we have approximately 10,000 visitors or more a year.”
Addressing concerns raised by neighboring residents, she added: “You can’t buy a house on a caravan park and complain, it’s like buying a house near a train line and complaining about the trains.”
However, Hillhead Croft owner Callum Fraser argued that the revised proposal does not adequately address the issues that led to the previous refusal.
“We would still be completely surrounded by the caravan park and the reasons for refusal remain exactly the same,” he said.
Mr. Fraser also questioned the effectiveness of the proposed landscaping measures.
“It will take ten years for any planting to grow to a useful size, after which the applicant can just cut them down. The landscaping to alleviate the loss of our amenity and privacy is basically materially useless at that point.”
Responding to comments regarding the location of his property, he added: “We were in the middle of this croft when we bought the house 30 years ago, the caravan park was a tiny park at the back.
“It’s only since the current applicants have taken ownership that it’s been built roundabout us so we didn’t buy a house in the middle of a caravan park, we bought a house in the countryside.”
Road access emerged as another key issue during the committee discussion. Councillor Dominic Lonchay proposed that members undertake a site visit before reaching a decision, noting that councillors had visited the location prior to considering the previous application. He said a visit would allow members to assess changes made to the site and better understand the concerns being raised.
Councillor Glen Reid supported the proposal, expressing concerns about the single-track access road serving both the caravan park and Hillhead Croft.
“This is a huge application and has huge implications for the resident and even the village itself. Things may have changed but I have concerns about the road and the width of it as well.”
The committee unanimously agreed to defer the application until a site visit can take place.
For professionals in the outdoor hospitality sector, the case highlights several recurring themes facing park operators across the United Kingdom, including balancing business growth with neighboring residential concerns, addressing infrastructure limitations, and adapting accommodations to evolving guest preferences.
The proposal also reflects broader industry trends toward higher-end lodging options, upgraded guest amenities, electric vehicle infrastructure, and investments designed to extend the appeal of traditional caravan and camping destinations.