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3 Back Lane, Cotes, Leicestershire, LE12 5TA

P/26/0196/2FullRefused

Refused on 2 September 2026

Council decision: Refuse3 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Change of use of land to equestrian and replacement stables.

Received
2 February 2026
Ward
The Wolds
  1. Received2 Feb
  2. Validated20 Apr
  3. Consult.
  4. Target
  5. Decided2 Sep

Decided in 135 days (council typically 49)

About this application

This is a full planning application for a change of use at 3 Back Lane, Cotes, Leicestershire, LE12 5TA. Charnwood has handled 3,367 applications of this type. This one was decided in 127 days, 11 weeks longer than Charnwood's typical decision time. There has been 1 other application at this address. In the past year there have been 54 applications across The Wolds. We hold 1,739 applications in total for the LE12 postcode area.

85% of full applications at Charnwood Borough Council were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. Insufficient information has been submitted to demonstrate that the site is suitable or capable of accommodating the proposed stables and associated equestrian use, including the provision of lawful grazing land, safe access, and functional connectivity between land parcels, and the Local Planning Authority is therefore not satisfied that the development would be acceptable in planning terms. Accordingly, the proposal fails to demonstrate compliance with the requirements of Policies C1 and E3 of the Charnwood Local Plan and Policies S5 and E4 of the NPPF (2026).
  2. Insufficient information has been submitted to demonstrate that appropriate access and parking can be provided in accordance with Policy T3 of the Local Plan and Policy TR6(4) of the NPPF and the Local Planning Authority cannot be satisfied that the development would be acceptable in terms of highway safety.
  3. Insufficient information has been submitted to demonstrate that the proposal would not result in harm to biodiversity. The application is not supported by the necessary ecological surveys or biodiversity assessment required to understand the site's ecological value or the potential impacts of the development. As such, the Local Planning Authority cannot be satisfied that the proposal complies with Policy EV6 of the Charnwood Local Plan, which requires development to conserve, restore or enhance biodiversity, nor with the biodiversity requirements of the NPPF (2026).

From the council's decision notice.

Application details

Postcode
LE12 5TA
Application type
Full
Scale / size
Small
Parish
Cotes

Planning application dates

Date validated
20 April 2026
Consultation expiry
9 April 2026

Applicant and agent

Applicant
Private applicant

Planning decision

Case officer
Jennifer Wallis

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions. Ask the council if these matter.

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (22)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Planning history at this site

1 other application at this property, newest first.

  1. 2025
    22 Sep

    Erection of access gates and associated works (retrospective)

    ApprovedHouseholderP/25/1971/2

Source: Charnwood

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