Borders Innovation Park

MLA was appointed to design the first office development within the park, on a former quarry site directly opposite Tweedbank Railway Station. From the outset, the building was designed to be flexible and expandable, allowing it to evolve in phases as demand grew.

Drawing inspiration from the rural vernacular of the Scottish Borders, the architecture reinterprets the traditional steading as a contemporary workplace. Two-storey pitched-roof forms are separated by strong gable ends and connected by lower glazed links, breaking down the overall mass of the building while creating a distinctive silhouette against the surrounding landscape.

The upper volumes and roofs are wrapped in dark standing-seam aluminium, contrasting with extensive glazing and natural timber. The primary civic façade addresses the railway station to the west, while parking and ancillary uses are positioned to the east and softened by landscaping.

Phase One established the architectural language and character for the development. Completed in July 2026, Phase Two extends this approach and builds on the success of the fully occupied first phase.

While Phase Two retains the distinctive character established by the first building, its design was developed to respond to changing technical standards, sustainability requirements and the opportunity to refine the workspace.

Increased levels of insulation were incorporated into the building envelope to meet updated Technical Handbook requirements. Photovoltaic panels were integrated within the Kalzip standing seam roof, allowing renewable energy generation to form part of the architecture rather than appear as an addition.

A significant evolution from Phase One was the move to natural ventilation within the open-plan offices, replacing the previous mechanical ventilation strategy. Additional openable windows were introduced on both levels to facilitate this, with the façade composition and window positions carefully adjusted as part of the developing design.

Together, these measures build on the fabric-first principles established in Phase One, reducing operational energy demand while maintaining the strong architectural identity of the development.

Phase Two provides 1,141m² of internal floorspace across two storeys, with flexible accommodation capable of being divided to serve up to four separate commercial tenants and providing capacity for around 100 additional staff.

Internally, the design was refined to maximise the available office accommodation. A more compact core arrangement creates efficient floorplates and generous, adaptable workspace.

Rather than following the centrally located service route used in Phase One, electrical services at Level 01 are routed around the perimeter. This allows the volume of the pitched roof and exposed structure to remain a defining feature of the space, emphasising the height and openness of the upper-floor workplace.

Externally, recessed rainwater downpipes have also been carefully integrated within the façade, helping to maintain the clarity of the building's simple forms and elevations.

Rather than treating the second phase as a separate building, the design deliberately continues the material language and architectural character established in Phase One. The dark standing seam cladding, pitched roofscape, timber and glazing create a seamless relationship between the phases and reinforce the project's contemporary interpretation of the Borders' agricultural vernacular.

The upper-floor interiors make this relationship particularly apparent. Exposed dark steel roof trusses sit against the light profiled roof lining, creating a dramatic pitched volume that gives the open-plan workspace a character very different from a conventional commercial office.

The result is a building that feels cohesive while allowing Phase Two to incorporate the technical and environmental improvements that have emerged since the original phase was delivered.

Now complete, Borders Innovation Park delivers flexible, contemporary workspace in a strategically important location immediately adjacent to Tweedbank Railway Station. Phase Two expands the development's capacity following the success of the fully occupied first phase, supporting the wider ambition to attract inward investment and high-value employment to the Scottish Borders.

Distinctly contemporary while rooted in its Borders setting, the completed development demonstrates how a strong architectural concept can evolve over time. It retains the identity established in Phase One while responding to changing standards and priorities.

Flexible, efficient and designed to grow, Borders Innovation Park completes the vision at the outset of creating a distinctive gateway for business and investment in the Scottish Borders.