25 The Street South Luffenham Rutland LE15 8NX
Refused on 10 February 2026
Council decision: RefuseDelegated (officer decision)2 reasons for refusal
Proposal
Replacement single storey rear extension, general refurbishment and replacement of modern windows
- Received
- 16 December 2025
- Decision level
- Delegated (officer decision)
- Council
- Rutland County Council
- Ward
- Normanton Ward
- Agent
- Harris McCormack Architects
- ReceivedReceived16 Dec
- ValidatedValidated16 Dec
- Consult.Consultation24 Feb
- TargetTarget Date10 Feb
- DecidedDecided10 Feb
Decided in 56 days (council typically 49)
About this application
This is a full planning application for a single storey rear extension at 25 The Street South Luffenham Rutland LE15 8NX. Rutland has handled 1,093 applications of this type. This one was decided in 56 days, 7 days longer than Rutland's typical decision time. The site is in the South Luffenham conservation area, with 7 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 117 applications across Normanton Ward. We hold 3,197 applications in total for the LE15 postcode area.
86% of full applications at Rutland County 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
- By reason of its design, appearance, bulk and use of untraditional materials, the proposed flat-roofed extension would form an incongruous and visually intrusive addition to the host dwelling and street scene. The extension would be prominently visible from the front of the property and, due to its poor design quality, would appear as a stark and bulky feature within the South Luffenham Conservation Area. When viewed in the context of the adjacent Listed Building at 27 The Street, the development would fail to preserve its setting and would result in less than substantial harm to its significant, for which no public benefits have been demonstrated to outweigh the harm identified. The proposal is therefore contrary to Sections 12 and 16 of the NPPF, policies CS19 and CS22 of the Rutland Core Strategy (2011), Policies SP15 and SP20 of the Site Allocations and Policies DPD (2014), and the Supplementary Planning Document: Extensions to Dwellings (2015).
- The proposed access to the site is inadequate and below the standard required by reason of substandard vehicle to pedestrian visibility splays. As a consequence, the manoeuvring of vehicles likely to be generated by the proposed development would have an adverse effect on the safety of users of the adjoining public highway.
From the council's decision notice.
Application details
- Postcode
- LE15 8NX
- Application type
- Full Application
- Scale / size
- Small
- Parish
- South Luffenham Parish Council
Planning application dates
- Date validated
- 16 December 2025
- Consultation expiry
- 24 February 2026
- Consultation start
- 3 February 2026
- Consultation end
- 24 February 2026
- Neighbour consultation end
- 27 January 2026
- Last date for comments
- 24 February 2026
- Target decision date
- 10 February 2026
Applicant and agent
- Agent
- Harris McCormack Architects
- Architect profile
- HARRIS MCCORMACK ARCHITECTS LIMITED
- Agent address
- Peterborough Road Wansford Peterborough PE8 6JN
Planning decision
- Statutory period
- 56 days
Publicity
- Last advertised
- 8 January 2026
- Advertisement expiry
- 29 January 2026
- Site notice start
- 19 January 2026
- Site notice end
- 9 February 2026
Additional information
- Planning Portal ID
- PP-14420069
- Documents
- 10
Site constraints
Designations that overlap or adjoin the site outline.
- Conservation area: South Luffenham
- Flood zone 1: Low probability (rivers and sea)
Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.
Also checked, none recorded (20)
flood storage areas, 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.
Source: Rutland
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Around this site
Nearby applications
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For applicants and trades
Contractors near this project
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Planning something similar?
See what the council approved and refused for single-storey rear extensions on your street. Pick your home and get the evidence before you pay for drawings.