Planning Permission in Rutland
Unitary Authority in East Midlands · Last updated April 2026
Rutland County Council is England's smallest unitary authority, managing planning across a predominantly rural county centred on the historic market towns of Oakham and Uppingham. Despite its small size, Rutland has an extraordinary concentration of heritage — 34 conservation areas, 1,415 listed buildings including 28 at Grade I, and the scenic Rutland Water reservoir. The county has no Green Belt but its deeply rural character is protected through strong countryside policies and 17 Article 4 directions covering conservation area villages.
Planning in Rutland is shaped by the emerging new Local Plan, submitted to the Secretary of State in January 2025 and currently at examination. The most significant development proposal is the former St George's Barracks site between Edith Weston and North Luffenham — a 265-hectare MoD site being vacated in 2026 that could deliver up to 500 homes. The council has an impressive 12 made neighbourhood plans, reflecting strong community engagement in rural planning. CIL has been in force since March 2016, charging £100 per square metre for residential development (indexed annually).
Rutland's Housing Delivery Test result of 80% triggers a 20% buffer on the five-year housing land supply requirement, adding pressure to demonstrate sufficient deliverable sites. Building control is provided through the Leicestershire Building Control Partnership (LBCP), a shared service covering nine councils. The council's pre-application service provides written responses within 6 weeks for standard enquiries, helping homeowners navigate planning requirements before submitting formal applications.
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What can I build in Rutland?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Only outside conservation areas and Article 4 zones | Properties near boundaries | Conservation areas (34), Article 4 zones (17), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m | Conservation areas (34), Article 4 zones (17), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (34), Article 4 zones (17), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners or in Article 4 areas (Ashwell Conservation Area Article 4(2) Direction, Ayston Conservation Area Article 4(2) Direction) | Conservation areas (e.g. Exton, Stretton, Tickencote), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Rutland outside conservation areas | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Only outside conservation areas and Article 4 zones, if within size/height limits | Large outbuildings covering >50% of garden | Conservation areas (side or front), listed buildings |
| Porch | Most properties if within 3m² and 3m height | Properties in Article 4 areas or near highway boundary | Conservation areas with restrictions, listed buildings |
| Solar panels | Most properties (roof-mounted) | Panels protruding beyond roofline | Listed buildings, conservation areas (if visible from road) |
| Driveway / hard standing | If using permeable surfacing | Non-permeable surfacing over 5m² | Conservation areas with specific restrictions |
| Garage conversion | Most of Rutland (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Rutland's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Rutland
Permitted development rights in Rutland follow the national General Permitted Development Order 2015 (as amended). However, 17 villages have Article 4(2) directions removing householder PD rights for alterations visible from the highway — including changes to roofs, front walls, windows, doors, and front gardens. Properties within any of the 34 conservation areas face standard additional restrictions on cladding, dormers, satellite dishes, and demolition. Rutland's deeply rural character means many properties are in open countryside where PD rights may also differ. The county's exceptionally high listed building density (1,415 across a small area) means many homeowners need listed building consent alongside or instead of planning permission. Always check your property's restrictions on the council's planning portal before starting work.
What Rutland expects from your project
Design quality is central to planning decisions in Rutland, where the rural character and historic building traditions create strong expectations for sympathetic new development. The local vernacular of ironstone and limestone construction, Collyweston slate roofs, and traditional proportions informs design policies. The Core Strategy and emerging new Local Plan both emphasise the need for development to respect local distinctiveness. CIL charges of £100/sqm (indexed) for residential development help fund infrastructure, while 12 made neighbourhood plans provide locally specific design guidance. The Housing Delivery Test buffer of 20% adds pressure to identify deliverable housing sites while maintaining design quality. The St George's Barracks site represents the most significant development opportunity — any scheme will need to demonstrate exceptional design quality given its sensitive setting between two conservation area villages.
Local Plan: Rutland Core Strategy 2011–2026
Rutland County Council adopted its Core Strategy in July 2011. England's smallest county by area, Rutland is centred on Oakham and Uppingham, with a distinctive rural character and the iconic Rutland Water reservoir. The plan supports modest, sustainable growth appropriate to the county's scale and environmental assets.
Emerging / replacement plan
Rutland is preparing a new Local Plan. A Regulation 18 Issues and Options consultation ran in 2022–2023, with a Regulation 19 Pre-Submission plan anticipated in 2025 and adoption targeted for 2026.
34 conservation areas
Rutland has a high number of conservation areas. Check whether your property falls within one before starting any work — conservation area status significantly restricts what you can do without planning permission.
17 Article 4 directions
Rutland has applied Article 4 directions to 17 areas, which remove certain permitted development rights in those zones. Use our free checker to see if your property is affected.
Conservation areas in Rutland
34 designated conservation areas
Rutland's 34 conservation areas protect a distinctive landscape of ironstone and limestone villages, medieval churches, and country house estates. The county has 28 Grade I listed buildings — one of the highest densities in England for its size — including Oakham Castle (the finest surviving Norman great hall in England), Burley on the Hill House, the Bede House at Lyddington (English Heritage), and numerous medieval parish churches. Seventeen villages have Article 4(2) directions providing additional controls over external alterations visible from the highway. Planning applications within conservation areas must demonstrate how proposals preserve or enhance character and appearance. The council has completed conservation area appraisals for Ashwell, Empingham, Ketton, Lyddington, Morcott, and Whitwell, providing detailed guidance on what makes these areas special and how development proposals should respond.
Article 4 directions in Rutland
17 Article 4 direction areas
Listed buildings in Rutland
There are 1,415 listed buildings in Rutland. If your property is listed, permitted development rights are significantly restricted. Most external and many internal alterations will require listed building consent, which is separate from planning permission. Always check with Rutland's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Rutland received 565 planning applications and decided 485 in the year ending September 2025. The approval rate of 87.2% is above the national average of 86.9%. Major applications are expected to be decided within 13 weeks, while householder and other non-major applications have an 8-week target. The “in time” figures include decisions made within agreed extensions of time.
Rutland processes around 565 planning applications annually — reflecting its small population — with an overall approval rate of 87.2%. Performance is outstanding: 100% of householder applications and 99.2% of minor applications are determined within target timeframes, among the best in England. Major application performance at 94.7% is also well above the national benchmark. The council's Housing Delivery Test result of 80% triggers a 20% buffer on the five-year housing land supply, meaning Rutland must identify sufficient sites to meet 120% of its housing requirement. The new Local Plan at examination will help address this by providing updated housing allocations and policies.
If your project complies with permitted development rules, you don't need to worry about approval rates — a Lawful Development Certificate is a factual assessment, not a judgment call.
Recent planning applications in Rutland
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Rutland expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Rutland's portal →Data from MHCLG planning application register. Search for householder applications (H01/H02) to see extensions and loft conversions in your area.
Housing delivery in Rutland
Housing Delivery Test 2023 measurement | Source: MHCLG
Rutland delivered 284 homes against a requirement of 353 over the three-year measurement period, giving a Housing Delivery Test score of 80%. This is below the 85% threshold, which means Rutland must apply a 20% buffer when calculating its five-year housing land supply. This makes it harder for the council to demonstrate it has enough land allocated for housing, and if it cannot, planning policy carries less weight and the balance shifts in favour of granting permission. For homeowners, this can mean a more favourable climate for planning applications that involve new dwellings, such as building in your garden or converting outbuildings.
Lawful Development Certificates in Rutland
A Lawful Development Certificate (LDC) is formal confirmation from Rutland that your project is lawful under permitted development rules. It is not legally required before you build, but it is the only official document that proves your project did not need planning permission. Most solicitors will ask for one when you come to sell, remortgage, or insure your property.
Rutland decided 262 householder applications in the year ending september 2025. Their 8-week performance of 100% is above the national average of 93%, which suggests LDC applications are likely to be processed on time. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Rutland
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Rutland's website. You will need to submit:
- A completed application form (available on the Planning Portal)
- A site location plan at 1:1250 or 1:2500 scale
- Existing and proposed floor plans and elevations
- A written description of the proposed works and how they comply with the GPDO 2015
- The application fee of £258
Rutland must issue a decision within 8 weeks. If the application is approved, the certificate is a permanent legal record that the development is lawful. If refused, you can appeal to the Planning Inspectorate or amend your project and reapply.
Need help preparing your LDC application?
Our Permitted Development Certificate Report gives you a full PD eligibility assessment, property constraints check, and application checklist tailored to your address and project — so you can apply with confidence.
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Rutland.
Pre-application advice in Rutland
Rutland offers a pre-application advice service. The fee for householder pre-app advice is Charges apply — see council's fee schedule for current rates by development type. You can typically expect a response within 6 weeks standard; 10 weeks for complex proposals.
Pre-app advice is worth paying for if your project is borderline, your property is in a conservation area, or your home is a listed building.
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Check your PD rights now →Planning fees and timelines in Rutland
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder extension | £528 | 8-week target |
| Loft conversion (PD check) | £274 (LDC) | Confirm if PD applies |
| Change of use | £610 | 8-week target |
| New dwelling | £610 per unit | Up to 50 units; 13-week if major |
| Listed building consent | £0 | Required for any works to listed buildings |
| Prior approval | £120 | Larger home extensions |
| Discharge of conditions | £145 | Per request, per condition |
| Non-material amendment | £44 | Minor changes to approved plans |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Rutland and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Rutland
Building regulations approval is separate from planning permission. Most extensions, loft conversions, and structural alterations need building regs approval even if they don't need planning permission.
Building control in Rutland is provided by Leicestershire Building Control Partnership (LBCP). You can also use a private approved inspector instead of the council's service.
Rutland planning department
Your building project checklist for Rutland
- Check if your property is in a conservation area — Rutland has 34 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Rutland has 17 Article 4 areas. Check your address.
- Check if your property is listed — search the Historic England list.
- Use our free PD checker to see if your project qualifies as permitted development — Check now.
- Consider a Lawful Development Certificate if PD applies — it protects you when selling. Learn more about LDCs or get your PD Certificate Report.
- Consider pre-application advice if planning permission is needed — see the pre-application section above.
- Check building regulations — most extensions and loft conversions need building regs approval even if they don't need planning permission.
- Check Party Wall Act obligations if building near a boundary — read our Party Wall guide or use our free Party Wall tool.
- Notify your home insurer about planned building work.
- Get at least 3 quotes from builders and check their credentials.
Nearby planning authorities
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