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The Sun Inn 25 Main Street Cottesmore Rutland LE15 7DH

2026/0698/FULFull ApplicationRefused
Full

Refused on 28 July 2026

Council decision: RefuseDelegated (officer decision)1 reason for refusal

Site boundary (council red line)

Proposal

Removal of the existing 1960s rear extension and construction of a replacement single-storey rear extension, replacement glazing and flat roof, enhancements to the rear external seating area including a new pergola and additional seating, installation of new external doors, repairs to the rear section of the building, and associated internal alterations and reconfiguration to improve circulation and operational efficiency.

Received
9 June 2026
Decision level
Delegated (officer decision)
Ward
Cottesmore Ward
Agent
TMDP LLP
  1. Received9 Jun
  2. Validated9 Jun
  3. Consult.2 Jul
  4. Target4 Aug
  5. Decided28 Jul

Decided in 49 days (council typically 49)

About this application

This is a full planning application for a single storey rear extension at The Sun Inn 25 Main Street Cottesmore Rutland LE15 7DH. Rutland has handled 1,093 applications of this type. This one was decided in 49 days. The site is in the Cottesmore conservation area, with 8 listed buildings nearby. There have been 4 other applications at this address. In the past year there have been 48 applications across Cottesmore 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

  1. The proposed external dining/seating area and open patio area between this and the new lower terrace would result in a significant loss of car parking and turning area. This would result in insufficient car parking and turning for delivery vehicles remaining within the curtilage of the site post development. No justification has been provided to support this loss. Capacity issues on the surrounding road network exist at peak times with customers parking off-site as a result of the on-site car park being full to capacity. Unsuitable and unsafe parking practices have been observed on the surrounding road network due to on-street capacity issues. This proposal would significantly exacerbate the current on- street parking issues and potentially lead to additional unsuitable and unsafe parking practices on the public highway, thereby having an adverse effect on the safety of users of the adjoining public highway. Furthermore, this proposal would result in delivery vehicles having to reverse out or in to the site, which is likely to result in unnecessary reversing manoeuvres within the public highway where pedestrian provision is limited and visibility at the site access is restricted. This would also result in an adverse effect on the safety of users of the public highway. The proposal is therefore contrary to Policy SP15 of the Site Allocations & Policies DPD 2014 which requires development to make adequate vehicle parking facilities to serve the needs of the proposed development and states development that would have an unacceptable adverse impact on the highway network will not be permitted.

From the council's decision notice.

Application details

Postcode
LE15 7DH
Application type
Full Application
Scale / size
Small
Parish
Cottesmore Parish Council

Planning application dates

Date validated
9 June 2026
Consultation expiry
10 July 2026
Consultation start
11 June 2026
Consultation end
2 July 2026
Neighbour consultation end
2 July 2026
Last date for comments
10 July 2026
Target decision date
4 August 2026

Applicant and agent

Applicant
Private applicant
Agent
TMDP LLP
Agent address
The Studio 14A Church Street Lutterworth LE17 4AW

Planning decision

Case officer
Joe Mitson
Statutory period
56 days

Publicity

Last advertised
19 June 2026
Advertisement expiry
10 July 2026

Additional information

Planning Portal ID
PP-14996102
Documents
15

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Conservation area: CottesmorePart of the site
  • Listed building: Grade II: Sun Inn Public HouseOn this site · +1 more
  • 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.

Associated applications

  1. 2026
    9 Jun

    Removal of the existing 1960s rear extension and construction of a replacement single-storey rear extension…

    This applicationRefusedFull2026/0698/FUL
  2. 2026
    9 Jun

    Removal of the existing 1960s rear extension and construction of a replacement single-storey rear extension…

    ApprovedListed building consentFiled alongside2026/0699/LBA

Source: Rutland

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